Sealcoat to Protect & Preserve Your Asphalt
Your asphalt is one of the first things that anyone sees and sealcoating ensures that your pavement looks fresh and professional. In most cases, a facility has 60% or more of the surface leading into the business as asphalt. As a result, asphalt paving tends to act as a direct reflection of your business to all who drive by or visit your location. Make the best first impression with a professionally sealcoated parking area.
Why Sealcoat ?
From day one of your asphalt’s life, UV rays from the sun and oxygen from the air combine to break apart the chemical bonds that give pavements their strength. Pavement sealants, slow this deterioration process, protecting the integrity and appearance of your pavement. And for those older pavements that need a little extra TLC, our surface coating products will provide the new wearing surface your asphalt needs for years to come.
Assuming that the initial asphalt pavement was designed and constructed properly, the primary cause of failure is the penetration of water into the asphalt base. This process begins with the oxidation of the pavement surface which causes the asphalt to dry and become brittle, this leads to the erosion of the top layer of fine particles and the appearance of larger stones and small cracks on the surface. If left untreated these cracks grow over time and eventually allow water to penetrate to the base of the pavement. When water enters the base of the pavement the base material moves and settles leading to further cracking and an “alligator appearance”. When the pavement reaches this stage the only option is removal and replacement of the old asphalt.
Asphalt Pavement should be evaluated once every six months or after severe weather seasons to assess the overall condition and to identify potential problem areas. Areas that should be noted are; depressions, upheavals, cracks, alligatoring, loose aggregate and pot holes. Depressions can be of two types. The first are small dents in the asphalt where water might puddle and are relatively simple to fix by filling in with bagged asphalt or liquid material. The second are major areas of sinking and cracking of the asphalt which is called “alligatoring”. This is indicative of problems below the asphalt where the base rock is moving and causing the surface to sink. Alligatored areas should be patched or filled to keep water out. The only permanent fix for alligatoring is to remove and replace the asphalt and add compacted base rock in the area. When evaluating depressions measure the size and depth of the area and note any significant changes. Upheavals are places where the asphalt has risen up causing a bump. Upheavals can be caused by water or roots under the asphalt, frost heave or asphalt and seam failure. Some upheavals can be ground down, but others must be removed and replaced. Cracks are caused by movement in the asphalt, base rock or pressure on the surface of the asphalt. Cracks should be monitored for length, depth and thickness. If you have cracks that are ¼” or larger they need to be filled to prevent water infiltration. Cracks can be filled with either hot or cold applied crack filling material. Loose aggregate or rocks on top of the asphalt are a sign that the asphalt is coming apart. This is caused by erosion and sun damage attacking the asphalt oil which binds the whole expanse of the asphalt. This problem can be addressed in several ways including restorative oils, matting, grinding and overlaying or complete removal and replacement. Potholes are weak spots in the asphalt where a hole is forming. Potholes can be filled with patching material. With all of these problems, the sooner they are addressed the less expensive the solution will be. One of the most effective and least expensive ways to protect asphalt is a regular maintenance program that includes sealcoating. In order to sealcoat asphalt must be dry and properly prepared.