Seal coating is necessary to protect asphalt surfaces against all sorts of damage done due to heavy-duty vehicles, rash driving, harsh weather, oil spills, etc. It is recommended that an asphalt pavement, whether a road, highway, driveway, or parking lot, get seal coating every two to three years.
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How can you know if it is high time to get your parking lot seal coated or not? If you have not previously managed or owned an asphalt parking lot, then you probably have no clue about this whatsoever. So below are a few ways your asphalt surface can alert you that it needs a seal coat.
The most glaringly obvious factor that your parking lot needs a seal coat to protect the asphalt top layer is damage.
If you see cracks on your asphalt surface, get a quick repair (unless they are a few hairline cracks), and get the parking lot seal coated. Otherwise, the damage will get worse, and very soon, you will see large cracks, alligator cracking, puddles, and potholes on your once-smooth surface.
A new or well-maintained parking lot is charcoal gray or black, while a worn-out one is light gray. If your parking lot has dramatically gotten lighter in color, then the surface has started to wear, and it is high time you get a seal coat.
A faded parking lot leaves a poor impression on the customers and affects your curb appeal, so get a seal coat. A seal coat will refresh the color of your asphalt, making it look new again.
Seal coating protects your surface against stains. While it is harder for fluids to stain asphalt, an unprotected surface is still an easy target. Not only do these stains look unsightly, but the liquid that has seeped into the asphalt damages the surface. If your asphalt is staining, then your old seal coat has probably worn off, which means you need a new one urgently.
Apart from the pointers explained above, there is one factor that all parking lot owners and managers should pay heed to – the time elapsed since the last seal coat. How long has it been since the last time your parking lot got a new seal coat? If it has been a few years, then you need one right away.
If your parking lot is new, then the maximum amount of time you need to wait before getting a seal coat is four to twelve weeks. If you wait longer than that, your parking lot will get damaged.
Plan your asphalt maintenance calendar according to the season. This also includes seal coating. It is best to get your asphalt parking lot seal coated before winter because your surface is most susceptible to damage during winters due to the harsh weather conditions.
Resource Pavement Group offers commercial asphalt maintenance and repair solutions in Tampa, FL. Click here to get a free quote now.