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Clients are often curious about the benefits of seal coating. First, let’s cover what it does for your asphalt pavement.
Seal coating is a protective layer added to the surface, protecting it from UV rays,as well as surface wear and tear. It also fills in surface damage that may occur.
Our next question from clients is often, “Is it really worth the price?”
The short answer is yes, but the long answer may surprise you.
Replacement of an asphalt parking lot is an expensive proposition these days. With oil prices at a five-year high, coupled with a disturbing labor shortage, installing asphalt has become like putting new granite tile in your entryway!
Truth: a nice granite tile job is about $6-20 a square foot. Asphalt patching is running $4-$7 per square foot, and a mill and overlay replacement can run anywhere from $2.50 to $3.50 a square foot.
On the other hand, a seal coat and crack fill will run between 15-30 cents per square foot and will greatly extend the parking lot’s life. So, keeping that parking lot healthy should start to look pretty good.
“A well-paved and maintained asphalt parking lot should last about 20 years. Anything that we contractors can on do to slow the rate of deterioration improves the life cycle of your parking lot and protects your long-term investment.”
Chuck Jeffries, Owner of Kansas Asphalt
Seal coating and crack filling have multiple benefits including:
Now let’s dig into why water damage can be such a problem with asphalt surfaces and why seal coating can make such a difference.
Water that penetrates asphalt can lead to deeper cracks and failure of the subgrade, which is the compacted material underneath the asphalt. When the subgrade fails and becomes soft, the weight of traffic on the asphalt pushes it downward creating cracks and ruts. Asphalt also becomes brittle over time as the oil leaves the mix making it more susceptible to cracking. Seal coating slows that process. Once the asphalt has degraded to a certain level, the damage cannot be resolved with any topical product and removal is the only option.
Keep in mind, though, that nothing can completely prevent water from entering asphalt or prevent oxidation from occurring.
“The most efficient and cost-effective way to preserve any asphalt parking area is to use a regular pavement maintenance plan.”
Chuck Jeffries, Owner
A good pavement maintenance plan should include:
The frequency of seal coating depends on the climate, wear and tear, and the sealer that is used. Generally, tar-based products tend to last a year longer than asphalt-based sealers. The choice of sealer is dictated most often by contractor preference and availability.
Regardless of the product you choose, scheduled maintenance with a good seal coating product will add years of life to your valuable asset.
Have questions about seal coating for your surface? Don’t hesitate to reach out to our Kansas Asphalt team.
After a concrete lot's total failure, Kansas Asphalt conducted a full assessment and developed a program to replace the surface and sub-grade over two years. The result was a new lot for this busy center, without interruption to business.
"Kansas Asphalt has been one of the best companies that I have used in the Southeast U.S. for remediating lot surfaces – asphalt, concrete and limestone."
Regional Facility Specialist
Little Rock, AR
International Bottling Company
Kansas Asphalt led the way for the construction management of the asphalt and concrete spaces on this busy lot and the business stayed open during the remodel of the lot. Kansas Asphalt worked for both the client and the third-party engineering firm in coordinating the schedule, activites, and great execution.
"This was a complex project, but it was easy working with Kansas Asphalt.”
Large Engineering Firm
Kansas Asphalt installed an asphalt plant on site, and organized a program to pave the 17-acre log deck over three years.
“Kansas Asphalt has been great to work with, consistently adhering to specs and timeframes as well as navigating any problems that we encounter on our projects.”
Vice President of Forestry Services
Large Timber Company
A hospital customer was experiencing continual water intrusion at one of their city campus locations in an area enjoyed by staff and visitors alike. Kansas Asphalt was able to identify and resolve the problem.
"I know when I work with Kansas Asphalt the project will go smoothly."
Head of Real Estate
Large Hospital System
Our capabilities to support parking lots are wide and deep. Whether you need a surface treatment, a full replacement or an expert to help with your project, we have a solution.