Sealcoating FAQ

Rose Paving / June 10, 2019

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Sealcoating FAQ – Why Sealcoating Is Critical for Parking Lot Maintenance


Why should I have my parking lot sealcoated?

Your asphalt parking lot takes a battering not just from vehicles but from the blistering sun, snow, salt, and spills. Regularly sealcoating your lot helps to minimize damage and deterioration, while keeping its appearance fresh and new. By protecting your parking lot asphalt from moisture seeping down into cracks, its structural integrity will be maintained, preventing the need for more significant and costly repairs and premature replacement.

Is sealcoating part of a parking lot maintenance plan?

Here at Rose Paving, sealcoating your asphalt parking lot is a part of our maintenance plans, specially created to produce the best results. We recommend sealing your lot within a year of it being laid down, and then every 2-3 years onwards. This will extend the life of your asphalt, keeping it protected from the elements as well as oil and gas spillages. Our other maintenance services include crack sealing, infrared repair, and repair patching.

What is the sealcoat made from?

Our sealcoat is always custom made for your asphalt parking lot, as each lot has different conditions. There are two major kinds of sealcoating material, coal-tar emulsion and asphalt-based emulsion. For each gallon of emulsion mixed, we add approximately 2-4 pounds of sand, increasing the solids content and minimizing liability in case of slips and falls. An acrylic-based hardening additive or polymer-modified material can also be added to improve strength and sealing longevity.

How is the sealcoat applied?

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We apply sealcoating using one of two methods, squeegee or spray. The method of application depends on the condition of the asphalt parking lot. Sometimes, we use a combination of both to ensure every inch is covered for a tight seal. You can take a look at how our teams apply a sealcoat by watching this video.

How should I prepare for my parking lot sealcoating?

Before sealcoating, you should ensure your asphalt parking lot has all structural repairs completed. After repairs are done, a minimum of 12 months should pass before we apply a sealcoat.

We will need access to all areas that need to be sealed, including any locked or gated areas. Sprinklers will need to be shut off until we have completed the project.

Before we begin, we clean all areas with mechanical blowers and brooms or a sweeper truck to remove all debris and dirt. We barricade the entrances to your lot before we start, and encourage you to keep your lot off-limits to traffic for at least 24 hours after application.

When can the sealcoat be applied?

Due to the nature of the emulsion, a sealcoat can only be applied to your asphalt parking lot when the weather conditions are right. The air and pavement temperature should be at least 55 degrees Fahrenheit while the sealer is being applied and for the following 8 hours.

How soon can I use my parking lot after sealing?

While sealcoating is a fairly quick process, the drying and cooling time can take up to 36 hours, even in ideal conditions. Traffic should be kept off of the newly-sealed surface for a minimum of 24 hours. We know that this may not be practical for your business, so we can perform sealcoating in several separate sessions or in off-peak hours for your convenience.

It’s also important not to hose down, wash, or use sprinklers on your lot for 48 hours before and after the work is completed. Sealer is a water-soluble product and is vulnerable when drying.

Will the sealcoat cover stains and oil spots on my asphalt parking lot?

More often than not, the sealcoat will cover spots and stains on your asphalt. We treat severely stained areas before the coating is applied by using bonding agent as the water-soluble sealer will not adhere to gasoline or petroleum products. If the damage is excessive, we can perform repairs before sealcoating.

More sealcoating questions? Get in touch with the experts at Rose Paving today and we’ll be happy to break down the process of sealcoating for you in even more detail.