How to Know When Your Asphalt Is Ready for Sealcoating

All commercial properties need parking lots, walkways and other pavements that are both safe and attractive. Whether a retailer wants to ensure the convenience of customers, an office wants to improve security for employees or an apartment complex wants to attract the best residents, the condition of the pavement can play an important role. Attractive, properly maintained pavements can speak volumes about your attention to detail, the pride you take in your property and your concern for your tenants or customers. One of the most cost-effective ways to protect your pavement and keep it looking its best is to have a reputable asphalt contractor apply seal coating periodically.

How to Know When Your Asphalt Is Ready for Sealcoating

How Often Should Asphalt Sealing Occur?

You should have a professional apply asphalt sealcoating to new pavement within the first year. The use to which you subject your pavement will determine how often you should have your contractor apply new seal coating. On average, most parking lots are ready for fresh asphalt sealing every two years. Pavements that receive little use may be able to go longer between applications, but pavements that receive extremely high volumes of traffic or a great many heavyweight vehicles may need annual applications. The contractor providing your parking lot maintenance can advise the best schedule for your unique pavement. However, you may also look for the following signs that commonly indicate that your pavement needs a fresh coat of sealant.

• Your pavement’s color was once a dark black, but it has faded to gray. Oxidation and exposure to UV rays lead to color loss, but more importantly, they make asphalt pavement brittle and dry. Sealants restore the deep, dark color, but they also protect against the damages that the sun can cause.
• Your pavement appears to have surface damage. One of the most common types of surface damage is the development of hairline cracks. These are tiny and superficial, but over time, they can become deeper, longer and wider. Although sealcoating cannot fill deep or wide cracks, it can often handle these hairline cracks. The pavement will receive better protection, but it will also appear smoother and more attractive.
• You notice tiny blades of grass poking through your pavement. Grass and other vegetation can take root in even the smallest breaks in asphalt pavement. Weeds and grass can establish hidden root systems that can enlarge cracks and threaten the integrity of your pavement.
• You find numerous stains left by oil, power steering, coolant or transmission fluid leaks. Vehicles often drip a variety of fluids, and most of them are a petroleum distillate. Petrochemicals cause the binder in asphalt pavement to deteriorate. Sealants slow the progression of these caustic fluids so that you can remove them before they can soften your pavement.

Alpha Paving offers an extensive range of paving services for Austin and customers in Central Texas. We can provide you with asphalt sealcoating, crack filling, parking lot striping, pothole repair, pavement marking and other asphalt maintenance services. We offer street maintenance, concrete work, road construction, parking lot maintenance, asphalt overlays, speed bump installation, asphalt paving, parking lot signs and asphalt milling. Our clients include commercial property managers, municipalities, retailers, apartment complexes, educational facilities, subdivisions, religious institutions, health care facilities, restaurants, airports, and hotels. If you need a reputable, experienced asphalt contractor, ask us for a free quote by calling 512-677-9001 or completing the online form.

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