What is Sealcoating and When Does My Parking Lot Need it?

Rose Paving / March 20, 2019

What is Sealcoating?

Parking lot maintenance is essential for keeping your asphalt in top condition and prolonging its life. Your lot is subject to constant traffic and harsh weather, which over time will result in damage that needs to be addressed. Sealcoating is a measure that you can take to help protect your lot and improve its durability.

A sealcoat is a mixture of coal-tar pitch or asphalt cement combined with water, emulsifying agents, and more. It’s applied as a thin layer on the surface of your parking lot and acts as a barrier to protect the asphalt beneath. This coating prevents damage caused from other chemicals, water, snow salt, and ultraviolet rays, preserving structural integrity as well as maintaining a good overall appearance.

Your paving contractor applies the sealcoat by using either a squeegee or a spray. Here at Rose Paving, the method of application is tailored to your lot’s individual needs.

Why Should I Sealcoat My Parking Lot?

There are several reasons businesses and brands sealcoat their parking lots. These may include:

Sealcoating makes your parking lot waterproof, preventing water from seeping in and causing cracks when it freezes and expands.
It also makes the surface impervious to gas, oil, and other chemicals, whether spilled or used for cleaning.
Sealcoating creates an aesthetically pleasing parking lot, making it look new and inviting to customers.
By making the surface even and level, sealcoating helps make your parking lot easier to keep clean and free of debris.

If you would like to take a more detailed look at the benefits offered by sealcoating as part of your parking lot maintenance program, read our dedicated blog post.

When Should I Be Sealcoating My Parking Lot?

Knowing when to contact paving contractors to sealcoat your parking lot is key. Here are a few things to consider:

Your Parking Lot Maintenance Schedule
Was your asphalt laid down recently? The best time to sealcoat your parking lot is when the asphalt is between 12-18 months old, as this is when deterioration may start to appear on the surface. It’s recommended that a sealcoat be applied every 3-5 years, depending on how heavily and frequently the lot is used. This preserves the surface of the asphalt and can help prevent more costly repairs in the future.

Note that even if your parking lot is over a year old, it may not need sealcoating yet, depending on how much wear it has. At Rose Paving, our knowledgeable team will assess your parking lot to determine the level of deterioration and create a maintenance plan with solutions to suit your individual needs.

If You Notice Deterioration to Your Parking Lot
When your parking lot is in constant use, wear and tear occurs naturally, even if you take good care of it. Temperature fluctuations, snow salt, harsh weather like heavy rain, and steady vehicle use all contribute to gradual but inevitable surface damage. If you’ve noticed small cracks and discoloration in your asphalt, that’s a clear indication that your lot needs surface maintenance.

When is the Best Time to Sealcoat Your Parking Lot?

Sealcoating needs time to dry in order for it to bond to the asphalt properly, forming the impervious layer you need. The best time of year to apply a sealcoat is in spring or summer when the weather is warm. This will also provide preventative care for the winter.

If you think your parking lot is in need of sealcoating, contact Rose Paving today to take advantage of our industry leading services.