Asphalt pavement preservation: Are there more exciting words in any language?
Yes. Lots.
But, as you drive into a well-maintained asphalt parking lot, you have to admit the smooth, gleaming surface beneath your tires is a nice touch. This look is likely the result of a strategic process known as sealcoating.
The parking lot sealcoating process involves applying a protective layer over asphalt pavement, but it’s much more than a superficial makeover.
This essential parking lot maintenance practice extends the lifespan of asphalt surfaces, protecting them from weather, chemicals, and everyday wear and tear that lead to asphalt deterioration. In this article, we’ll guide you through the parking lot sealcoating process basics.
Each step is critical in ensuring durability and curb appeal, from choosing the right time to begin the sealcoating process to the final restriping of your parking lot.
Dive into our comprehensive rundown that covers everything from preparation to hiring a professional painter for that perfect final touch.
What Is An Asphalt Sealcoat?
Asphalt paving is tough stuff, but it’s subject to some rough environmental conditions.
Asphalt parking lots benefit from an emulsion sealcoat—a water-based liquid asphalt mix that delivers a rich black finish. This sealcoat is a vital protective layer applied to the top layer of asphalt surfaces to extend asphalt’s lifespan and enhance its quality.
This layer, made from refined coal tar, bituminous products, or acrylic, guards against structural damage by sealing tiny cracks. It protects against factors like fuel spills, UV rays, rain, snow, and frost heave, while preventing oxidation and traveling.
This application improves aesthetic appeal and durability for commercial properties and parking lots, making it an essential asphalt maintenance project.
Here are the benefits of asphalt sealcoating:
- Fills Cracks & Voids: Protects against fuel and vehicle spills.
- Shields Against Elements: Offers a barrier of protection from UV rays, rain, snow, and ice.
- Prevents Oxidation: Mitigates pavement aging and maintains a fresh appearance.
When exploring asphalt sealcoating services, consider factors like drying time, which ranges from 24 to 48 hours, depending on weather conditions, humidity, and temperature. Using tools like a spray wand ensures even coats of sealer for optimal results.
Understanding these aspects helps property managers and commercial property owners protect their investments while maintaining attractive parking lots.
Why Should I Regularly Sealcoat My Parking Lot?
Asphalt ages rapidly under extreme conditions.
Regular sealcoating protects your parking lot’s asphalt surface from environmental hazards like water and UV rays. This preventive measure plays a crucial role in prolonging the asphalt life cycle of your parking lot by fending off premature deterioration.
By maintaining a consistent sealcoating schedule, not only do you extend the longevity of the asphalt, but you also enhance its visual appeal. The application renews the parking lot’s rich black finish, providing an optimal surface for parking lot striping, which is essential for safety and organization.
For property managers and commercial property owners, incorporating asphalt sealcoating into your regular maintenance routine is a cost-effective solution.
Sealcoating ensures a safe, durable, and visually appealing parking space. Regular maintenance with Asphalt Emulsion Sealer enhances longevity and aesthetics for every square foot of asphalt, making it a valuable investment.
The Sealcoating Process
Sealcoating is a preventive maintenance technique that offers a layer of protection for asphalt pavement, minimizing repair costs and extending pavement life.
To achieve the best results, thorough surface preparation of the asphalt before sealcoating is necessary.
This involves cleaning the asphalt surface thoroughly and repairing any existing damage to create a smooth base for the sealcoat. Once ready, the sealcoat is applied using various tools, depending on the specific project needs and traffic levels.
This process not only enhances the durability of parking lots but also gives them a fresh, black finish, improving their visual appeal.
Pick A Good Time
Timing is crucial for effective sealcoating.
Ideally, sealcoating should be done during the warm months of spring through early fall. This ensures that temperatures are consistently above 60°F, which is necessary for the sealcoat to cure properly.
Warm temperatures promote better adhesion, allowing the sealcoat to penetrate the asphalt surface consistently, offering a robust protective layer against potential sun damage and environmental wear.
With the proper temperatures, you can maximize the effectiveness of sealcoating, ensuring that it provides long-lasting protection and maintains the sleek black color that enhances the lot’s appearance.
Make All Necessary Repairs
Before sealcoating, repairing any existing damage on the asphalt surface is imperative.
These asphalt repairs include filling cracks and potholes using materials like crack filler or asphalt patch. Asphalt patching beforehand is critical, as sealcoating cannot mend structural asphalt damage; it merely acts as a preventive layer.
Additionally, oil stains should be treated with an oil spot primer, as oil can nullify the adhesive properties of all asphalt sealant types.
For commercial property owners, this asphalt resurfacing step is crucial in prolonging the lot’s lifespan and maintaining a neat and functional space for their customers.
“Quarantine” Your Parking Lot
Before and after applying the sealcoat, it is essential to block off the parking lot for a minimum of 24 to 48 hours.
This “quarantine” period allows the sealcoat ample time to dry and cure effectively, ensuring maximum protection and visual appeal. Proper curing helps the pavement sealcoating to fill tiny cracks, providing a smooth surface that can withstand elements like UV rays.
It’s essential to ensure the lot remains dry and moisture-free during this period, or the sealcoating job can be ruined. Pick a time with minimal rain forecasts and turn off any automatic sprinklers nearby.
Thoroughly Clean Your Parking Lot
A thorough parking lot cleaning is crucial for a successful sealcoating project.
Clear debris, dirt, and vegetation from the surface to prevent imperfections in the finish and ensure strong adhesion of the sealcoat. Tools like sweeper trucks, mechanical blowers, and handheld air blowers are often used.
A clean and smooth pavement surface not only prolongs the life of the asphalt but also ensures an even application of the sealcoat.
Property managers can significantly enhance the effectiveness of their asphalt maintenance projects by maintaining regular cleaning schedules.
Top It Off With A New Coat Of Paint
Once the sealcoating has fully cured, it’s time to restripe the parking lot.
Restriping ensures that parking spaces and other markings are clearly defined, contributing to safe and efficient usage of the lot. This step involves repainting lines and adding requested pavement markings.
It’s paramount to repaint only after the sealcoat has completely dried to maintain the durability and aesthetic appeal of the new surface.
Lastly, a walk-through inspection is advisable to ensure all markings are accurate and that the parking lot is ready to welcome vehicles again.
Hire A Good Painter To Restripe For You
When it comes to maintaining the appearance and safety of asphalt parking lots, hiring a professional painter for restriping is essential.
At Rocky Mountain Striping, we bring over a decade of experience to our clients across a wide range of environments—residential, commercial, public, and industrial. Our team has honed its expertise and uses the latest tools to ensure your pavement surface looks its best.
Why Hire Us As Your Professional Painter?
- Expertise in All Areas: Our team ensures precise and clean lines on every asphalt surface, from small residential to large commercial properties.
- Compliance and Safety: Properly striped parking lots enhance visual appeal, improve traffic flow, and reduce accidents.
- Efficiency and Quality: We understand the importance of minimizing disruptions. Our skilled crew uses efficient methods and high-quality materials to deliver results without downtime.
Benefits of our Professional Restriping:
- Enhances the black finish and visibility.
- Prevents structural damage from inadequate markings.
- Maintains compliance with local regulations.
You’ve already invested in a new coat of pavement sealer, so don’t compromise on paint quality!
Choose Rocky Mountain Striping for your parking lot maintenance needs, and keep your property looking sharp and organized.
