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Commercial Sealcoating

Protect Your Parking Lot Investment

Sealcoating with Interstate Paving

Commercial sealcoating is an integral part of parking lot maintenance. Interstate Paving LLC stands ready to help you protect one of your major investments. Paving a parking lot for a large department store or apartment complex can be a daunting expense. Regular maintenance includes sealcoating, and it is one of the most economical measures you can take in order to protect your investment, maintain convenient and safe parking for your customers or tenants, and keep your lot looking good. Curb appeal is not overrated!

Is commercial sealcoating worth it?

Sealcoating your asphalt pavement with an asphalt-based emulsion slows the pavement’s deterioration process by protecting against gas, oil, sun oxidation, salt, water penetration, and hot or cold weather. In addition to routine inspections on the ongoing maintenance in your custom maintenance plan, Interstate Paving recommends that sealcoat be applied approximately 12 months after the initial asphalt application, and then every 24 to 48 months thereafter to fully maximize the life of your asphalt parking lot.

Ask the experts

Don’t take our word for it. Ask the experts.

According to an article in The Columbus Dispatch, Joe Kindler, a former street-maintenance engineer for the state of Ohio and city of Columbus who works as a consultant for the Franklin County engineer’s office, said commercial sealcoating should be a regular part of asphalt maintenance.

“If you seal-coat … a highway, the surface will last longer,” said Kindler, who teaches a pavement class at Ohio State University. “I would recommend doing it about every three years on a driveway.”

And William Fair, director of engineering services with the asphalt trade association Flexible Pavements of Ohio … said you should apply commercial sealcoating as needed.

“From the standpoint of preserving the pavement, you should sealcoat anytime asphalt surface stress starts to show,” Fair said.

Cracked Asphalt

Before examining their views more closely, it’s worth noting that the experts agree on several points about asphalt maintenance:

1. The stronger the gravel base, the better asphalt will hold up. Fair recommends at least a 6-inch crushed-stone base under at least 4 inches of asphalt.

2. Water is the biggest threat to the integrity of asphalt paving, especially when it freezes and expands in or under the surface.

3. Because of this threat, you should address cracks immediately.

4. The surface starts to deteriorate as soon as asphalt is laid.

Interstate Paving LLC: Commercial Sealcoating

Kindler maintains that sealing is necessary to restore the top layer and protect sand and gravel embedded in the asphalt from the damaging effects of water and oxygen. He likens sealing to protecting exposed metal.

“If you have a piece of steel and you do not paint it, it will oxidize and rust, and it will deteriorate,” he said. “The same thing happens with asphalt paving. As it deteriorates, it loses strength. As the surface becomes more exposed, you start to develop cracks in it that allow more water and oxygen in, and your pavement will deteriorate at a rapid rate.”

Fair recommended commercial sealcoating when the asphalt shows signs of wear — especially when a crack, even a tiny one, appears.

“Look for signs of moisture soaking in and penetrating the asphalt,” Fair said. “Does it dry uniformly, or are there areas where moisture collects? Then I want to seal it.”

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