Understanding and Familiarization of Asphalt Pavement and Sealcoating
We sometimes wonder how other properties like parking areas and other surfaces maintained their attractiveness. It is because these areas have undergone sealcoating that protects the asphalt from deteriorating. Property managers are expected to be familiar with the need to protect the asphalt paving of their properties through sealcoating. In order to answer some questions detailing the procedure of sealcoating, let us discuss briefly some of the basic procedures.
So you noticed that your asphalt has surface cracks that are starting to appear and come back. When you observe these cracks starting to appear, the number one action you have to take is to seal all existing cracks present before you apply the sealcoating procedure on the surface. For the reason that if the cracks are left unfilled, you are inviting water to go inside and will cause later some damages to your asphalt pavement. Bear in mind that you might have to spend for an expensive asphalt repair costs in order to repair the damage that came from the water penetrating the pores of the surface, under the asphalt and into the base. Bear in mind that damage can still occur even if you have applied sealcoat on the asphalted surfaces if the existing cracks were not filled in the first place.
Take note that in properly filling the asphalt cracks for the first time, the sealing applied on the cracks will last the life of the sealcoating and you will not see cracks happening for a long period of time.
There are questions if your asphalted parking areas for example need to be applied with sealcoat every year, and the answer to this is no. In order to get sales from you, some sealcoating companies will try to convince you of the necessity to sealcoat your asphalted surfaces every year. Be aware that sealcoating your asphalted surfaces too much can be the source of future problems. As a property manager, know that what gives protection to the asphalt is your first two coats application of sealer, and that the rest of the applications are generally for cosmetic purposes only.
Some may ask if sealcoating is fine to conduct during hot weather, and the answer is yes on the basis that it is done using the correct techniques. Know that when it is very hot, the asphalt can be very hot too. Thus, if you apply in this temperature of above 90 degrees, the sealer will dry very fast and will lead to a streaky finish, peeling and flaking. So, the proper way to do it is to spray first the hot surface with a mist of water in order to give a cooling down of the asphalt, and then you can apply safely now the sealer.