Preventing Sealcoating Failure: Tips and Tricks for a Long-Lasting Asphalt Surface

Maintaining the integrity of commercial parking lots is crucial for the safety of customers and the business’s longevity. One of the key steps in maintaining a commercial parking lot is sealcoating. Sealcoating is the process of applying a protective layer to the surface of the asphalt to protect it from the elements and extend its lifespan. However, despite the benefits of sealcoating, it can still fail if not done correctly.

Common Causes of Sealcoating Failure in Commercial Parking Lots

  • Applying sealcoat too thickly: Applying sealcoat too thickly can cause it to crack and peel, especially in high-traffic areas. Care must taken to apply the sealcoat in thin, even layers to ensure proper adhesion and prevent cracking.
  • Applying sealcoat in poor weather conditions: Sealcoat is best applied when the weather is dry, and temperatures are between 50-90 degrees Fahrenheit. Applying sealcoat in damp or hot weather can cause the sealcoat to fail.
  • Not preparing the surface properly: Asphalt Sealer is not designed to fill cracks and holes in the pavement. Cracks, oil stains, holes, and gaps need to be repaired before applying sealer to ensure the best results. The surface must be cleaned and free of debris. If cracks and holes are left unrepaired, water can seep into the asphalt, causing further damage and potentially leading to the failure of the sealer.

Preventing Sealcoating Failure in Commercial Parking Lots

  • Use a professional paving contractor with experience and a good reputation. Don’t be afraid to ask questions about the contractor’s process, materials, and experience. A reliable contractor will be transparent and answer all of your questions. 
  • We recommend waiting at least 24 to 48 hours before applying striping on a freshly sealed lot. This allows the sealer to fully cure and form a strong bond with the surface. If striping is applied too soon, it may cause the sealer to peel or crack.
  • Schedule regular maintenance: Crack filling and sealcoating, will keep the commercial parking lot in good condition —helping the sealcoat last longer and prevent failure.
benefits of asphalt sealcoating

Sealcoating is an essential step in maintaining a commercial parking lot. However, if not done properly, it can fail. By understanding the common causes of sealcoating failure and following the tips above, you can prevent failure and extend the lifespan of your parking lot.

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