4 Signs That It’s Time To Sealcoat Your Asphalt

No matter if it’s a two-car driveway or a gigantic parking lot, asphalt seal coating is necessary. Seal coating produces a smooth black surface that makes your pavement look brand new. However, the benefits of seal coat are not only cosmetic…

Regularly applying seal coat is the most effective way to fight against inevitable damages from water, oil, gasoline, chemicals, and UV rays. Implementing a seal coat routine can ultimately be the difference between an inexpensive patch job and a high-cost, massive asphalt project.

Here are four signs that your parking lot, driveway, or roadway needs seal coat ASAP:

You Can’t Remember The Last Time You Sealcoated

If it’s been longer than three years since your pavement was seal coated— it’s time to reapply. We recommend applying seal coat to your asphalt surfaces at least every 2.5 years. Making the small maintenance investment will definitely save you money in the long run on future repairs.

Further, if you’ve installed new asphalt pavement over 12 months ago, it’s time for seal coat. Sealing year-old asphalt sets it up for success by ensuring its ability to withstand many years of use.

The Pavement Looks Grey and Discolored

The sharp black color of fresh asphalt will fade over time due to several reasons. Vehicular traffic use, weather conditions, and the sun’s harsh UV rays break down your pavement over time. Weathered asphalt is super susceptible to cracking, potholes, and damages that can cost you a fortune if neglected. If your asphalt parking lot, driveway, or roadway looks worn-out and grey, it’s probably time to call a professional for asphalt seal coating services.

Cracking and Crumbling

Besides just being an eyesore, surface cracks on asphalt pavement can indicate more serious issues. Cracks usually mean that water has seeped through the top layer of asphalt and has started to destroy the pavement’s structural integrity. If left untreated, cracks will grow and multiply, eventually rendering your lot unusable and in need of replacement.

You also need to keep an eye out for asphalt disintegration. If you notice chunks of asphalt breaking off into pieces or crumbling into dust, the underlying layer of asphalt is likely deteriorating. Get a professional pavement assessment to see if any repairs are needed and then make sure to seal coat. Staying on top of your seal coating schedule can prevent these kinds of damage for years to come.

If Winter is Right Around the Corner

Seal coating must be on your to-do list before winter is here. The seal coat acts as a protective barrier from water, road salt, and other damaging environmental factors associated with winter. Going into winter with unsealed pavement makes it very vulnerable to the ice creating new cracks and potholes– which cause major issues for drivers, pedestrians, and you!

Sealcoating is a crucial component of any property maintenance plan that can double the lifespan of your pavement. Saving loads of time and money by simply maintaining your asphalt should be a no-brainer. If your asphalt parking lot, driveway, or other paved surfaces are looking worse-for-wear, it’s time to get in touch with a contractor.

At Pavement Solutions, we are industry experts in maintaining and repairing asphalt all over the country. We rise above other contractors by using the best seal coat product currently available within the industry, GemSeal Black Diamond Enduramax. This top-of-the-line asphalt emulsion formula contains 4 to 5 lbs. of sand per gallon, whereas our competitors use around 1 to 2 lbs. per gallon. Jam-packed with fibers, high solids, and fine aggregates— this product provides a remarkably abrasive non-slip coat.

Contact us today to get a free estimate for seal coating and our other paving, maintenance, and repair services. Our pavement professionals will assess your lot and create a custom maintenance plan for your specific property. Let us help you make the most cost-effective decisions to safeguard your investment.