Your driveway or parking lot is a significant investment in your property. To beautify you establishment and protect your investment as long as possible, you want to protect your asphalt from the damaging effects of certain natural elements including moisture and ultraviolet oxidation. Natural and man-made elements can cause cracks half way into the asphalt, little as 5 years. Small cracks act as miniature storm drains after a good rain and cause raveling between the asphalt over time. Larger cracks and potholes can appear within the base as early as 8-10 years unless certain precautions are taken. Protecting asphalt with sealcoating basically has the same benefits as sun block has to protect your skin, or varnish on wood.

What causes asphalt to break down? Standard asphalt is very susceptible to natural and man made elements such as sun, wind, rain, snow, frost and ice. These elements cause oxidation to the pavement, drying out the asphalt. Man made elements such as fuel, oil, antifreeze, and salts break down the oils and cohesive properties in the asphalt.

As new asphalt age’s small open cracks are formed between the asphalt, from oxidation and rain. These small cracks permit water, salt, fuel, oil, and ultraviolet rays to penetrate into the base leading to greater damage, unless repaired properly. Water is said to be the most damaging agent to asphalt. This leads to larger cracks, eventually collapsing into the eroded voids, causing potholes. Alligator cracks and potholes should be cut with a saw, and replace before sealing asphalt.

What are the Benefits of Sealcoating? Sealcoating protects your investment, extending the life of your asphalt, saving you money in the long run. Asphalt sealer beautifies and enhances your driveway or parking lot, giving it a dark black color to the pavement making it look and wear like new. A dark black parking lot offers a positive image of how clean a company, or residential home is.

-Asphalt Sealer slows down oxidation and water penetration, blocking out natural elements such as, sun, wind, rain, snow, frost, and ice.

-Asphalt sealer resist harmful man made element spills such as fuel, antifreeze, oil, and salt. Find a sealer that is made from a coal tar emulsion that isn’t soluble in oil or gas.

-Asphalt sealer fills small voids in asphalt reducing exposure to oxygen and water and extending pavement life.

How often should you Sealcoat Asphalt? You should sealcoat your new asphalt as soon as it begins to turn grey or 90 days after installation. If you have already sealcoated your asphalt in the past, it is recommended to re-apply sealer every 3 to 4 years depending on the wear of the previous applications. If you sealcoat too much voids will be created in the sealer causing cracking later on. You need to let the old sealer wear off before applying new sealer. Talk to your local contractor before making any serious decisions.