Your driveway or parking lot is a significant investment in your property. To beautify you establishment and protect your investment as long as possible, you want to protect your asphalt from the damaging effects of certain natural elements including moisture and ultraviolet radiation. Natural and man-made elements can cause cracks half way into the asphalt, little as 5 years. Small cracks act as miniature storm drains after a good rain and cause raveling between the asphalt over time. Larger cracks and potholes can appear within the base as early as 8-10 years unless certain precautions are taken. Protecting asphalt with sealcoating basically has the same benefits as sun block has to protect your skin, or varnish on wood.

What happens to asphalt?

Standard asphalt is very susceptible to natural and man made elements./p>

Natural Elements are : Sun, Wind Rain, Snow and Ice
These elements cause oxidation to the pavement, drying out the asphalt.

Man Made Elements are : Fuel, Oil, Antifreeze, Salts
These elements break down the oils and cohesive properties in the asphalt

As new asphalt age's small open cracks are formed between the asphalt, from oxidation and rain. These small cracks permit water, salt, fuel, oil, and ultraviolet rays to penetrate into the base leading to greater damage, unless repaired properly. Water is said to be the most damaging agent to asphalt. This leads to larger cracks, eventually collapsing into the eroded voids, causing potholes. Alligator cracks and potholes should be cut with a saw, and replace before sealing asphalt.

Benefits of Seal Coating

  • Protects your investment. Extends the life of your asphalt, saving you money in the long run. Sealcoating beautifies and enhances your driveway or parking lot, giving it a dark black color to the pavement making it look and wear like new. A dark black parking lot offers a positive image of how clean a company, or residential home is.
  • Sealcoating slows down oxidation and water penetration. Blocks out natural elements such as, sun, wind, rain, snow, and ice.
  • Sealcoating slows down oxidation and water penetration. Blocks out natural elements such as, sun, wind, rain, snow, and ice.
  • Sealcoating fills small voids in asphalt reducing exposure to oxygen and water and extending pavement life

How often should you seal coat asphalt?

You should begin sealcoating your new asphalt as soon as it begins to turn grey or 90 days after installation. If you have already sealcoated your asphalt in the past, it is recommended to re-apply sealer every 3 to 4 years depending on the wear of the previous applications.