How to Know When Your Parking Lot Needs Seal Coating

Seal coating prevents parking lot deterioration and keeps your pavement looking brand new. Parking lot owners often overlook this simple, affordable asphalt maintenance task, which is unfortunate, because this routine parking lot maintenance task is much more cost-effective than parking lot repair or replacement. Preserve your pavement and learn how to know when your parking lot needs seal coating with these tips from the trusted paving contractors at American Asphalt.

Why Asphalt Needs Sealing

Environmental exposure takes a toll on your asphalt over time. As binder shrinks and turns brittle due to UV exposure and oxidation, your pavement becomes more susceptible to raveling and cracks from water, traffic, and other stressors. Preventive seal coating maintenance every year or two stops problems before they start. Sealer makes keeping your asphalt clear of dirt and debris easier imparting protection against moisture infiltration, oxidation, sunlight, gas, oil, and other chemicals.

Top Signs You Need Asphalt Seal Coating

Watch for these issues indicating you need prompt seal coating maintenance:

Asphalt Looks Dry and Cracked

A coat of sealer stops hairline cracks before they grow and cause deeper damage.

Asphalt Discoloration and Faded Striping

Asphalt fades from deep black to gray as its protective coating degrades from sunlight and weather.

Cracks and Potholes Appearing in Pavement

Potholes and cracks greater than ¼ inch indicate pavement has gone too long without sealing. Damage to subbase layers from water infiltration may require in-depth asphalt repairs before sealer application.

How Often Should You Sealcoat Pavement?

Our paving professionals recommend sealing your asphalt every 1-2 years to prevent damage to pavement sublayers and the need for premature parking lot replacement. Regularly applied, seal coating significantly extends your asphalt’s lifespan and minimizes the need for pavement repairs. Our knowledgeable team can determine the ideal maintenance plan for your parking lot, considering its unique wear-and-tear challenges and developing a customized plan that meets your budgetary needs.

Choosing Between Slurry Seal and Sealcoating Protection

Seal coat and slurry seal both protect pavement but differ in application. We recommend seal coating for low-speed, low-traffic areas like parking lots and driveways. For deteriorated high-speed, high-traffic roadways, we recommend slurry sealing, which contains larger aggregates. Rest assured; our paving experts will determine the best method for your application

Click here to learn more about the difference between our premium slurry seal and seal coat mixtures.

Schedule a Pavement Evaluation

At American Asphalt, we know when your parking lot needs seal coating. Keep your pavement in place for the long haul with regular service from our asphalt maintenance team. Contact us at 510-723-0280 to schedule a pavement evaluation for your San Jose, Fremont, Pleasanton, Fairfield, Alameda, Burlingame, or Oakland parking lot today.