The Benefits of Sealcoating & Crack Sealing Parking Lots

Seal coated pavement
The average asphalt parking lot has an effective lifespan of 7-12 years before repairs must be made. Oftentimes, these paving repair can be quite the expensive process. There are two main fault with pavement that end up weakening it over time.

The first weak spot is something that we see every day – sunlight. Over time, the UV radiation breaks down the liquid asphalt “glue” that binds the rock and sand together. When this glue can no longer hold the sand and rocks, the top surface gradually weakens.

The most obvious warning sign of pavement (or parking lot degradation) is the gradual change in asphalt color from black, to brown, and finally to gray. After a while, a rougher appearance will take shape, with bigger rocks eventually coming out. Finally, dirt and grass end up filling these vacant spaces.

The second weak spot of asphalt pavements has more to do with substances. Chemicals, salts from winter ice management efforts, and petroleum product residue all take their toll over time.

Petroleum products cause most of the damage as witnessed by oil spots and gas spills. The reason for its poor resistance is that asphalt is a petroleum product. They are separated only by the refining process of crude petroleum. Naturally, gasoline and oils will dissolve directly into the asphalt, soften the structure, and eventually cause major damage to asphalt pavements.

Based on the these two weaknesses, parking lot sealcoating can help protect pavements from these harmful elements.

Sealcoating acts as a barrier between asphalt pavement and the elements against it. It is the best way to fight degradation and to help preserve asphalt pavement.

The second great weapon against parking lot degradation is crack sealing. If pavement cracks are left unattended, water is able to penetrate the parking lot leading to even more damage. Crack filling takes place before the sealcoating process. While cold pour sealant can seal cracks for the short term (say around a year or so), longer term repairs can be made with hot poured crack sealant, which can last anywhere from 3-7 years.

Whatever the case may be and whatever the health of your parking lot is, rest assured Quality Sealing & Striping can help! Give us a call today at 240-882-3503!

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