Seal Coating – Why and How?

If you own a property with asphalt paving—whether it’s a driveway, parking lot, or private road—protecting your investment is essential. One of the best ways to ensure your asphalt lasts as long as possible is by seal coating it regularly. Let’s explore why seal coating is important, the benefits it provides, and how the process works.

The Importance of Seal Coating

Asphalt paving is durable and cost-effective, but it is not impervious to wear and tear. Over time, your asphalt is exposed to various elements that can cause deterioration, including:

• UV Rays: Prolonged exposure to sunlight can break down the asphalt binder, leading to cracks, raveling, and fading.
• Water Damage: Rain, irrigation runoff, and melted snow seep into cracks, eroding the subgrade and causing the pavement to weaken and crumble.
• Oil and Chemical Spills: Cars and machinery can leave oil stains and deteriorate the asphalt’s surface over time.
• Traffic Wear: Consistent vehicle traffic, especially from heavy loads, can cause wear, ruts, and cracks.

Seal coating acts as a protective barrier, extending the life of your asphalt by shielding it from these damaging factors.

Key Benefits of Seal Coating

• Protection Against Damage: Seal coating creates a water-resistant layer, slowing moisture from penetrating the asphalt and causing cracks or potholes.
• UV Resistance: It minimizes the impact of harmful UV rays, preventing the asphalt binder from oxidizing and becoming brittle.
• Improved Appearance: Seal coating restores the asphalt’s dark black color, giving your pavement a fresh, clean, and well-maintained look.
• Cost Savings: Regular seal coating slows the need for costly repairs, such as patching or resurfacing, in the future.

The Seal Coating Process

The application of seal coat is a straightforward yet effective process. Here’s what you can expect:

1. Surface Preparation:
   • The asphalt surface is cleaned thoroughly with high pressure blowers to remove dirt, dust, and debris. Unfortunately, oil stains cannot be extracted from the asphalt. Any vegetation growing through cracks is also removed.
   • If contracted, cracks may be sealed prior to seal coat application ensuring a smooth base. Sealed cracks will still be visible through the seal coat.
2. Application of the Seal Coat:
   • The seal coat is usually applied using squeegees, brushes, spray equipment, or seal tractors depending on the size and type of area being treated. We are fully equipped to use all types of seal coat application and the needs of each specific project dictate the method used.
   • Care is taken to apply an even layer, ensuring complete coverage. Oftentimes, a second layer is recommended to increase coverage and maximize the budget. Since the crew and materials are already on-site and the area is already prepared, it is more cost-effective to apply 2 coats at once versus contracting to dispatch another crew in a couple of years to prep the area and apply another coat.
3. Drying and Curing:
   • Seal coat typically takes 24-48 hours to dry, depending on weather conditions and sun exposure. During this time, the area should be kept free of traffic and water to allow proper drying and prevent tracking the wet seal coat material onto vehicles, sidewalks, and into the home or business.
   • While seal coat is dry after 24-48 hours, it will not fully cure for up to 6 months. During this time the seal will become softer on hot days and may blend and move with traffic. Tight turns on uncured seal coat will leave visible disturbances called “tearing” or “power steering marks” which are normal, expected, and should blend back into the surface over time and wear.
4. Final Touches:
   • After the seal coat cures, parking lines or other markings may be repainted, restoring functionality to parking lots or other marked spaces.

When to Seal Coat

Seal coating should be done on a regular basis to maintain the integrity and appearance of your asphalt. Most professionals recommend seal coating every 3-4 years, depending on factors like traffic volume and weather conditions in your area.

Trust the Experts

At AMS Paving, we specialize in professional asphalt paving and seal coating services. Our team is equipped with the expertise and high-quality materials (we’re proud to be a GuardTop Preferred Applicator!) needed to protect and extend the life of your asphalt. Contact us today for a free quote and ensure your pavement stays in top shape for years to come!