American Seal Coating
American Seal Coating

Seal Coating

Seal Coating


There is no question that a parking lot takes a beating day-in and day-out. And, in many climates, just the warmth swings alone are enough to cause accelerated wear. Constant freeze / thaw cycles, of course, cause constant expansion and contraction (cracks) – increasing the risk of water infiltration. Then the water freezes, expands the cracks further, and compounds the problem even more.


Also adding stress to the parking lot is the brutal effect of daily traffic; not to mention, it receives its share of small (and large) fuel and chemical spills and leaks from automobiles, equipment, etc. Even our warm and friendly sun adds to the negative effects by constantly spreading its ultraviolet rays helping to cause further wear by increasing the rate of oxidation, causing the asphalt to become dry and brittle. The result? Obviously, a greater risk of cracking and more water infiltration.


All of those factors combined make for an uphill battle to by the book maintain parking lots. You certainly have to stay in front of the eight ball.




One way to do that is to keep those deteriorating effects on the actual parking lot surface. With all, the surface was calculated to take the beating and, acting as a shield, not allow the deteriorating effects to with a denial impact the base material. In order to ensure the surface, or “shield,” continues to meet the hassle for many years to come, sealcoating is a key element to any parking lot maintenance curriculum. Sealcoating does just what the name implies of course, sealing the top coat of asphalt pavement further improving its “shielding ability.”


Although each project will vary depending on area, condition, location, etc., the general process is described in more detail below.


The Pre-application Process




Assessing the quality of your asphalt is vital as it helps determine what preparation steps need to be completed before applying the sealcoating. Three key factors are vital in that determination and they are:


I) Well Drained and Stable


II) Frequency and Size of Cracks


III) Oil Free Surface


The amount of those three factors can dramatically increase or fall the quality of the sealcoating application and performance.




For new asphalt sealcoating, it is usually just a matter of the surface having had adequate time to cure and surface oils to dissolve. The Asphalt Sealcoat Manufacturers Friendship (ASMA) recommends a 6 – 12 month cure time. An simple way to tell if the oils are gone is to announce a gallon of water on the surface and watch it go. The water moving in a uniform sheet is a excellent indication the oils are gone. On the other hand, if you see ‘rings’ or ‘breaks’ in the sheeting action, its probably an indication its not by the book cured, or that there is an isolated distress spot that will need a spot briefing.




During the inspection, note any problem areas including those areas that may need patching and/or crack sealing. It is likely too, depending on the age and actual surface condition, the asphalt may need to be primed prior to the application of the protective surface behavior.


Step 1: Cleaning the Surface


Whether the surface can go straight to sealcoating, or if priming is required, the surface must be cleaned thoroughly in order to remove all loose aggregate, powder, dirt, gravel, silt, etc. In most suitcases, use blowers, pressure washers, steel teem brooms, or a combination in order to get the best cleaning results.


Step 2: Prepping the Surface


With the surface is well cleaned then repairs, crack sealing, oil spot priming, and any other special treatments will be performed. Use only those products compatible with the sealcoat product to be used.


Step 3: Preparing the Material


Different sealcoat mix designs may provide different benefits so determine what product is right for your application.Follow the specific manufacturer’s recommendations for material preparation including additives, incorporation, etc.


Step 4: Applying the Material


As with other material handling, the sealcoat material will be applied by manufacturer’s specifications. In most suitcases, sealcoat products can be applied either by hand, with squeegees and brushes, or by machine. Determine the most beneficial method depending on coverage area, obstacles, or any other considerations impacting maneuverability.


Because of the amount of traffic parking lots receive, always apply two coats for added safeguard and durability.


What’s Next?




Now that you have a newly sealed and protected parking lot, it is time to consider a long-term Parking Lot Management Plot (PLMP). With all, just by completing the sealcoating process, the life of the parking lot has been substantially lengthened. And that life can be extended even longer.


As with any piece of equipment, structure, roof, etc. a well-thought and by the book executed maintenance plot for a parking lot will continue to add life and at the same time minimize the chances of inconvenient and costly repairs.


The team at Parking Lot Maintenance has the expertise and experience to develop a cost-effective and well-located PLMP specifically tailored to fit your needs. Parking Lot Maintenance is a specialized company that focuses on the maintenance of asphalt parking lots. Our core services are parking lot seal coating, hot rubber crack sealing, asphalt repair and line striping for professionally managed properties.


We are unique and one of the only companies to focus exclusively on the needs of the professional property manager. Through our Parking Lot Management Service we are a critical resource for the property manager in making sure that one of their largest investments (their parking lots) are by the book constructed, cared for and continue to provide simple access to the properties they manage. Parking Lot Maintenance has the expertise to deliver a quality project, within budget and on time with minimal disruption for your tenants. We look excellent it!


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