Why do a bunch of asphalt repair when you can sealcoat?
Posted by Jesse Willoughby on Thu, Mar 05, 2009 @ 06:35 PM
A lot of people, I know not you...but many just wait till the asphalt is so damaged that it must be repaired with severe measures. Research and studies prove that you can save approximately half the cost of maintenance on your pavement if you sealcoat consistently from the outset.
The weather is going to be getting warmer soon and it will be time to look at pavement that needs attention. Asphalt repairs can be prevented by a simple pavement maintenance plan and sealcoating the asphalt every few years. Let's talk about sealcoating...but first the problem, then I'll provide the solution.
Asphalt is a combination of many materials composed in a structure that allows for weather elements (such as rain), salts, and other substances to attack and break it down. As the asphalt molecules break down, much of the original benefits - including weatherproofing - are lost. This is first observed visually by the color change in the asphalt surface:from black to brownish gray.
The rate of pavement deterioration depends upon many variables including weather or climate conditions, traffic volumes and frequency of maintenance. After the visual change in color of the asphalt surface, weather, oils and other harmful materials can significantly deteriorate the pavement surface. Oils from vehicle engines, often parked stationary for long periods of time, can cause considerable damage to an unmaintained pavement surface.
Also, further deterioration of unmaintained pavement leads to minor cracks which become wider and deeper without remedy. If these cracks are not remedied, water and other harmful substances will seep into the base and damage the pavement's load bearing capacity, ultimately causing pavement failure. The effects of this are shown in serious alligatoring, rutting, and overall pavement failure. Before long, your parking lot is riddled with cracks, potholes and drainage issues that are seemingly beyond repair.
Unmaintained asphalt shows its deterioration and damage
quickly, in as little as two years, and cracks and potholes quickly develop. Once the cracking forms, lack of proper maintenance will lead to serious liability issues caused by severe potholes and your pavement investment will be in risk of complete failure. The deterioration of unmaintained asphalt happens exponentially faster than maintained asphalt and, consequently, costs much more money over time.
The Remedy/Solution every smart property owner/manager, facility manager, and business owner is doing to keep asphalt repair expenses down to free up revenue.
Sealcoat, specifically refined coal tar, is a mixture of chemicals with a structure that does not allow destructive elements to affect its properties. This material, as a protective coat for asphalt, forms a barrier to protect against weather, salts, oils, and destructive substances that lead to pavement failure. This sealant also restores the asphalt's rich black color, dramatically improving property appearance.
Potential customers' and guests' first impression is your parking lot; a fresh, new appearance will be the best presentation no matter your industry. By consistently protecting the asphalt pavement from deterioration and from failure, you are prolonging the life of your original asphalt by as much as eight years, or almost double the expected life of an unmaintained pavement surface, without considerable investment in an overlay or other significant remedy.
Parking lot maintenance with sealcoat usually means a three to five year cycle of sealcoating, including crackfill for developing cracks later in the pavement's life cycle, which prolongs the original pavement's life as well as ensuring the appearance of your property.
By evaluating your properties' parking lots on a necessity basis (or better yet have an pavement expert come check it out free), all parking lot concerns could be easily amortized over three to five years - effectively eliminating your parking lot concerns.
Why go through the need for asphalt repairs every few years when you can sealcoat every few years and save up to half the cost?
What do you think?
On the right, a freshly seal coated parking lot. The left side will be done as soon as the right side is dry enough to open to traffic.