Pavement installation can be expensive. Anything AllSeal Sealcoating, LLC can do to slow your asphalt's deterioration helps protect the value of your investment. Whether you have a residential driveway or a large commercial parking lot, one of the best ways to extend the life of your asphalt is by sealcoating.

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Why Sealcoat?

The reason you seal asphalt pavement is to prolong the life of your pavement investment. It is as simple as that. A pavement maintenance program that involves routine crack sealing and sealcoating will more than double the service life expectancy of your asphalt pavement.

Upon initial installation, asphalt is loaded up with oils. You need some of those oils to oxidize (subside), in order for pavement to strengthen and harden. As time progresses and more of the oils are lost, the pavement slowly loses its flexibility, becoming brittle and prone to cracking. The key is sealcoating before the oxidation process has gone too far. We recommend sealcoating 6 months to 1 year after pavement installation, then every 2-3 years thereafter.

Sealcoating Process

  1. Thoroughly clean the area with industrial brooms and industrial forced-air blowers.
  2. Edge the surrounding pavement, freeing it of all visible vegetation.
  3. Apply Oil Spot Primer where necessary.
  4. Clean cracks and apply commercial grade hot rubberized joint sealant to cracks approximately 1/4” wide, or larger.
  5. Apply two coats of commercial grade sealer using brush, spray, or squeegee method. (Suitable application technique will be recommended).
  6. Re-Stripe to existing layout.
  7. Barricade newly seal coated area until ready to be re-opened to traffic.
  8. Remove and clean-up all job related debris.

What are the Benefits of Sealcoating?

  • Sealcoating reduces exposure of the asphalt to oxidation, Ultraviolet rays, de-icing salts, oils and other petro-chemicals.
  • Enhances the curb appeal of your property.
  • Accelerates the melting of snow and ice on the pavement surface.
  • Protects against water penetration, rain, frost and snow damage.
  • Reduces long-term repair costs.
  • A clean, well-maintained parking lot indicates a professional outlook in all aspects of business and translates into a positive first impression.
  • Increases your property's value.

Resists gas and oils

Resists gas and oils, which soften, weaken, and destroy asphalt pavement.

Seals against moisture accumulations

Seals against moisture accumulations in blacktop, which can severely damage pavements under the "freeze-thaw" cycle.

Shields against the drying action of the sun

Shields against the drying action of the sun, which causes raveling and cracking of the pavement and allows water penetration.

Beautifies asphalt pavements

Beautifies asphalt pavements by providing a charcoal black color which gives the pavement a rich, new-look appearance.

What Should You Look for in a Sealcoating Estimate?

A good sealcoating contractor isn't afraid to be transparent with their bid. Some sealcoating companies prefer to offer you a flat price, without giving you the details of the project, or how they calculated costs. This is a trick used by contractors to potentially pad their labor costs or hide their own savings on materials. If a contractor is afraid to share all relevant information, that's a bad sign. Knowledge is power. Know what to look for on your next sealcoating estimate.

A sealcoating estimate should include the following:

1. The number of coats that will be applied. Although two coats are the industry standard, a third coat should applied to high traffic areas such as entrances, exits, and drive lanes.

2. The method of application. Asphalt sealer can be applied by using brush, spray, or squeegee method. After a thorough evaluation of your pavement condition, we will recommend the process that best suits your needs and minimizes the impact on your budget.

3. The pavement sealer being applied. Not all pavement sealers were created equal. At AllSeal Sealcoating, we pride ourselves on exclusively using the SealMaster (link to SM website) line of products. We have found them to be the most reliable, durable, and groundbreaking products on the market. For over four decades, property owners and government agencies have turned to SealMaster (link to SM website) for the most cost-effective, innovative pavement maintenance solutions available. Their unparalleled record of technological advances in both equipment application and product availability continues to set them apart as a true industry leader.

4. Is there sand and additive being added to the sealer? This is where many companies try to cut corners, at your expense. When truly comparing your quotes "apples to apples," sand and additives should be accounted for.

Additives are imperative when it comes to prolonging the life of your pavement sealer. They are used to:

  • Improve surface toughness
  • Promote greater adhesion
  • Enhance resistance to oils, fuels and other harsh petro-chemicals
  • Cut product drying time in half
  • Help the coating dry blacker
  • Promote sand suspension and uniform application
  • Reduce scuffing and power steering marks, which are normal to see during elevated temperatures

Each additive is tailored specifically for your project. A thorough explanation of which additive we recommended, and why, will be discussed after the initial inspection.

Now, let’s talk about the importance of sand: A sustainable asphalt sealer requires sand. It is essential. The main reasons are substantially increased durability, longevity and skid resistance, in both wet and dry conditions. It also improves the appearance of minor pavement defects, while decreasing sun glare and ensuring a safer pavement for both motorists and pedestrians.

Sealcoating is a key component to any parking lot maintenance plan. At AllSeal Sealcoating, our professionally-trained associates excel at delivering superior results, at competitive prices.

We Do It Better!