The application of seal coating becomes worthwhile where the asphalt is structurally sound but already showing signs of wear because it will preserve the surface condition, prevent further damage, and save a considerable amount on the cost of replacing it.

Managing properties involves dealing with numerous issues, one of which is the preservation of the pavements. This problem usually goes unnoticed until such time as damage occurs. However, the good thing about asphalt surfaces is that they can undergo preventive maintenance at an appropriate time. Working with expert sealcoating contractors in Denver ensures this.

What is the Purpose of a Seal Coat?

The seal coat process applies a layer of material to the asphalt surface, protecting it against the damaging effects of exposure to the sun, water, oils, and the freezing and thawing weather common in the Front Range area. If no such layer exists on the asphalt surface, the asphalt starts to oxidize, becomes brittle, turns gray, and cracks faster.

In addition to the above protection function, the seal coating will help return the color of the asphalt surface to the rich black color of newly laid asphalt. This is particularly important for business places like retail centers, office parks, or apartment complexes where the aesthetic impression counts.

When Does Seal Coating Pay Off?

Not all asphalt surfaces require seal coating right away, and using it when it is not due leads to a waste of resources. The situations when seal coating works best are the following:

• The asphalt surface is not too old and does not have structural issues.
• Cracks in the asphalt surface are minor and do not allow water to penetrate the base layer.
• Asphalt begins to show some signs of graying, but there is no sign of severe alligator cracking.
• The property has a lot of traffic that causes the asphalt surface to come in contact with oil.
• Pavement maintenance is performed prior to the harsh winter in Denver, CO.

When these conditions line up, a trusted sealcoating company in Denver, CO can apply the coating at the point where it does the most good, protecting the investment already made in the pavement.

Sealcoating only works when the asphalt underneath is still sound. If the cracking’s already widespread, the potholes keep coming back, or the base itself has started to fail, a coat of sealer won’t fix that. At that point, it’s worth figuring out whether you’re looking for repair or replacing your parking lot instead.

How Often Should Sealcoating Take Place on Commercial Properties?

Commercial properties should have their sealcoating done once every two to three years. However, this will depend on the level of traffic experienced by these properties and weather conditions in the area. Commercial properties with high volumes of traffic require sealcoating more often than those with lower volumes of traffic. 

However, it is worth mentioning that this is just a general idea of how sealcoating should be performed for commercial properties since each region has its own climatic conditions that may affect this process. For example, temperature changes in Colorado may impact the asphalt in a different way compared to other states.

How Can You Tell When It’s Time to Seal Coat Your Parking Lot?

It’s not necessary to be a pavement expert to recognize when a seal coat is necessary. Here are a few things that should raise a red flag:

• Asphalt that has faded to a gray color rather than black
• Surface cracks but no potholes
• Pooling of water due to improper drainage
• Oil or chemical staining on the pavement
• Roughness that was not present when the pavement was new

Getting ahead of the problem means that you can avoid unexpected costs in the future.

Maintaining Your Commercial Pavement Over the Long Term

Seal coating isn’t a one-off task but part of a regular maintenance cycle that ensures your commercial pavement performs well year after year under the harsh conditions of the Denver area. 

The selection of a partner is as crucial as the timing of maintenance in Denver. Professional paving contractors in Denver, CO, evaluate your surface, prepare the surface appropriately, and use the right materials based on the climate of the Denver area instead of applying the same solution to all surfaces. 

Ready to protect your parking lot before the next season hits? Contact DenverSnowCPS today to schedule a seal coating assessment for your property.

FAQs:

Is it possible to use sealcoating on asphalt with potholes and cracks?

The answer is no because sealcoating is used as a preventive measure against the formation of cracks but cannot be used for fixing them. It only covers the existing problem, which may cause further complications while making the repair.

Will the parking lot become slippery from sealcoating when it rains or snows?

Sealcoating should not add any slip hazard when the process of its curing is carried out properly because it becomes textured at the end of the curing period. The only issue that may arise is related to the thickness of the coating being applied.

How much time will a commercial building have to keep its parking lot closed during the sealcoating process?

Usually, the parking lot has to stay closed for 24-48 hours in order to give the coating enough time to cure properly. Weather factors such as temperature and humidity can influence the curing period.

Is sealcoating worthwhile for a property that will be resurfaced in a few years anyway?

Yes, in many cases, since the sealcoat will protect the existing pavement from premature damage during the time that a property is making preparations for its resurfacing project.

How does sealcoating differ from resurfacing of a commercial property?

Sealcoating involves applying a protective coat on an existing pavement that is in good structural condition, whereas resurfacing entails laying a new layer of asphalt on a damaged surface. This choice is dependent on the condition of the pavement, and it can be determined through a site evaluation.