Many Houston parking lots are constructed with asphalt, and a reputable paving company will finish the lot with a round of sealcoating to protect its integrity. There are numerous benefits of parking lot sealcoating, including the following:
- Better water and dust protection
- Superior UV protection
- Improved protection from chemical spills
- Exceptional flexibility and flexural strength
- Fresh parking lot appearance
- Extended parking lot lifespan
Sealcoating is a basic yet essential form of asphalt maintenance. It is also the most cost effective maintenance option for property owners, so it is highly recommended following installation and at regular intervals thereafter.
Why Should Houston Property Owners Consider Parking Lot Sealcoating?
Pavement contractors consider sealcoating a critical part of the parking lot installation process. That is because there are several important benefits associated with the process:
- Better water and dust protection – Sealcoating acts like a barrier for your parking lot, shielding its deeper layers from water and dust intrusion. Water is a primary cause of asphalt damage if it penetrates the surface, as it eats away at the asphalt’s binders. Dust is not as much of a concern, but it can abrade the asphalt over time.
Parking lot sealcoating will mitigate both to a large extent, as long as the asphalt’s surface is in good shape. - Superior UV protection – Parking lot sealcoating is particularly effective against UV-related damage and reduces its detrimental effects on the asphalt. Over time, UV radiation will cause a parking lot to discolor and become brittle, leaving it with an old, weathered appearance. Sealcoating will shield it against intense UV rays, effectively stabilizing the asphalt against harsh radiation.
- Improved protection from chemical spills – Sealcoating also provides a measure of protection against chemical exposure. This includes the kind of chemical exposure common in parking lots, such as oil, gas and road salts, all of which will eat away at the pavement’s surface if left unchecked.
- Exceptional flexibility and flexural strength – Asphalt is a flexible pavement that is designed to give slightly when placed under load and distribute that force through the asphalt’s entire structure. As asphalt pavement ages, its flexibility declines, along with its ability to withstand load bearing.
Parking lot sealcoating preserves this flexural strength as it acts like a “glue” that holds the asphalt aggregate together. In effect, regular sealcoating ensures your parking lot can withstand vehicle traffic over time. - Fresh parking lot appearance – Parking lot sealcoating restores the asphalt’s rich, black appearance, as it is derived from asphalt itself. As asphalt ages, it slowly discolors from black to gray. This may not seem like a significant concern, but weathered asphalt can reduce curb appeal and give the impression that the property is not well-maintained. That has a negative effect on attracting visitors (or potential customers). Asphalt sealcoat improves performance and also boosts important aesthetics.
- Extended parking lot lifespan – With better flexural strength, better protection against water and better UV protection, parking lot sealcoating is a reliable way to improve your parking lot’s lifespan, ensuring you extract maximum value from your pavement investment.
Together, these benefits will add significant value to your parking lot investment, optimizing its performance, appearance and longevity.
What is the Parking Lot Sealcoating Process?
Although asphalt sealcoating is an essential form of pavement maintenance, there is still a process that contractors must follow to ensure a quality job. The process looks like this:
- Cleaning the parking lot – Before any pavement work can be done, the parking lot must first be cleaned. This includes removing all dirt, debris and vegetation. Relevant equipment for this process includes rotary brooms, blowers and heat lances, which are used to clean out cracks. Bringing in a power sweeper can also get the job done.
- Repairing cracks and potholes – Any surface flaws should be addressed prior to sealcoating as the material will not adhere well to these spots and will not provide ample protection. Significant cracks and potholes are repair priorities. Cracks can be addressed with a rubberized asphalt-derived crack filler, while potholes can be patched by removing the failed pavement around the pothole, fixing the base and rolling new hot mix asphalt into the patch.
- Applying the parking lot sealcoat – With the parking lot surface repaired and prepared, it is time to apply the asphalt sealcoat. This can be done with a set of brooms, but for larger, commercial-sized parking lots, spray application is the more efficient approach. The goal is to ensure even, consistent coverage across the pavement’s surface. To guarantee this, sealcoating crews will pass over the parking lot with a fair amount of overlap.
- Restripe the parking lot – It does not take the parking lot sealcoat long to cure. Once it does, the pavement contractor will then restripe the asphalt. During restriping, the parking lot team will apply essential markings, including parking lot spaces, accessible spaces, access lanes, fire lanes, traffic arrows and other necessary markings.
Sealcoating the parking lot is recommended immediately following installation, and every 12-18 months thereafter, depending on how much traffic the parking lot receives.
Why is it Important to Work with a Proven Houston Parking Lot Contractor for Sealcoating?
It is standard practice for pavement contractors to sealcoat a parking lot after it has been installed, and a reputable crew will ensure installation is done right. However, if a parking lot just needs sealcoating, a quality team is still a priority.
An experienced sealcoating team will have access to commercial-grade sealcoating equipment, including larger spray appliers that sealcoat much more efficiently than a crew with brooms. An experienced team can also provide more reliable spot repairs and ensure the parking lot is ready for sealcoating. If the goal is to maximize your parking lot’s performance and lifespan, an experienced paving company will deliver both.
