Asphalt Maintenance

Asphalt Sealcoating is the Wise Choice for Pavement Protection

As a home or business owner, you want your driveway or parking lot to be safe and look well-maintained and attractive. Having cracks can lessen the appearance of your asphalt surface, while potholes can be a safety hazard for everyone.

Asphalt pavement is mostly rock and/or stone and gravel, along with a binder. The rock, or aggregate, is held together with this binder known as asphalt cement. Maintaining this binder is fundamental in preserving the service life of asphalt surfaces. Things such as, rain, U.V. rays, and chemicals, will weaken the binder and begin to deteriorate the asphalt. This will continue and create a surface that is fragile and susceptible to damage. 

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The purpose of asphalt sealcoating is to protect the asphalt and prolong the life of your surfaces. Left untreated, asphalt will deteriorate quickly and the asphalt binder starts to oxidize and deteriorate soon after installation. Sealing it to refresh the binder will provide superior protection against environmental distress. You can count on us to do the work for you to prevent major issues down the road. We specialize in residential driveway and commercial sealcoating, as well as parking lot striping and maintenance.

Having a regularly scheduled program that includes sealcoating and crack filling will more than double the life of your asphalt, while saving you money. Rather than paying thousands of dollars repairing or replacing asphalt pavement, it is more cost-effective to maintain asphalt pavement for a fraction of the cost and spend only pennies on the dollar per square foot.


Benefits of Sealcoating Your Asphalt & FAQ's


There are many benefits to sealcoating the asphalt of your driveway or parking lot. New sealcoating can preserve the resilience of asphalt surfaces and help fix small cracks, patches and rough spots.UnsealedVsSealed

Sealcoat is a dark, black colored material and when applied to asphalt, it helps attract more heat from the sun. The hotter the sealcoating on the asphalt gets, the more flexible it becomes, and that helps it to withstand vehicle traffic without cracking. Sealcoating acts as a waterproofing agent, preventing the seepage of water and moisture from rain and snow and reduces damage from freeze thaw cycles, which is a common reason your driveway or parking lot begins forming cracks or even worse, alligator cracks.

Another benefit of sealcoating, is that it helps protect the asphalt from the sun and the damaging effects of chemical spills, like oil and gasoline, both of which are frequently spilled on a driveway or parking lot. Sealcoating your asphalt will fill any cracking and help reduce exposure to oxygen and UV rays and help prevent oil and gas from seeping into the asphalt. Protecting your asphalt with sealcoating prolongs the life of your driveway or parking lot and will prevent the need to repair or replace it for many years.

Sealcoating your asphalt will restore the original black color and improve the overall appearance of your pavement surface. This gives it an attractive black surface that is ideal for painting lines and other markers on parking lots and helps make these lines and stencil work more visible and the flow of traffic better. This deep black color will help in the winter to melt snow and ice considerably faster than unsealed pavements, resulting in safer conditions for both vehicles and pedestrians.

FAQ's


What is Sealcoating?

Think of sealcoating more of as a preventative maintenance for your driveway or parking lot, similar to how you paint your home to keep the weather from deteriorating the wood. Sealcoating the asphalt, seals the small cracks that can turn into large cracks and prevents water from seeping down to the base material. The dark black color of newly applied sealcoat improves the appearance of new and old asphalt, making your driveway or parking lot look near brand new.

What is Cold Applied Crack Filling & Sealing?

Cold applied crack filling and sealing provides an efficient, economical and effective method to filling and sealing cracks in asphalt pavement. Cold applied crack filling is usually done on parking lots and driveways, but can also be done on roads and streets with good results. Cold applied crack fillers usually consist of a clay-filled, polymer-modified asphalt emulsion liquid that flows into cracks at ambient temperatures.

What is Hot Pour Crack Filling & Sealing?

Hot pour crack filling and sealing involves heated up blocks of rubberized asphalt in a specially designed oil-jacketed melter. Melted asphalt is then applied to cracks in roads and parking lots. Hot pour crack filling and sealing is mostly done on roads and highways and in many situations on parking lots. Hot pour has the convenience of quick set times (≈10 minutes or less), and can be driven on as soon as the hot pour material cool down.

What is the difference between "Filling" & "Sealing"?

“Filling” and “Sealing” are terms that are used interchangeably in the pavement maintenance industry. Both of these terms basically mean the same thing, with some attributing the term “Sealing” to strictly rubberized elastomeric materials.



Filling Cracks & Patching Potholes


Crack filling is the first defense against the deterioration or your asphalt, stopping harmful substances from seeping into it and damaging the asphalt.

Cracks naturally develop in asphalt due to oxidation and pavement deterioration. Leaving these cracks untreated allows water to seep in and begin to deteriorate your asphalt surface rapidly, ultimately resulting in potholes and pavement failure, which is a more serious problem. By stopping the entrance of water, the rate of deterioration will be slowed considerably. Crack sealing also helps stop the loss of aggregate from the edges of the crack. The key to effective crack filling and sealing is to fix any cracks while they are still small, because crack filling prevents the cracks from growing and helps keeps new cracks from forming.


Potholes create serious liability problems in parking lot and roadway areas due to potential danger for vehicles and pedestrians.

Potholes represent an annoyance to vehicle traffic and a serious tripping hazard to pedestrians. They can form during any season and should be repaired us soon as they are discovered, before they cause any serious injury or damage. Patching potholes is a practical way of removing the possibility of further damage to the asphalt, and stop any liability issues from occurring and avoid unreasonable injury settlements. Patching asphalt allows you to repair these particular areas in a cost-effective way.


Residential Driveway Sealcoating


As a homeowner, you understand the importance of maintaining your property, including your driveway, and taking care of your driveway isn’t always the easiest thing to do. Driveways have a tendency to fade and deteriorating due to years of wear and tear from heavy vehicle traffic, the elements and chemicals. They will begin to have visible longitudinal or transverse cracks, allowing water and other harmful substances to seep in and deteriorate the asphalt rapidly. creating something even worse, alligator cracks. Having an annual asphalt maintenance schedule is fundamental in prolonging the life of your asphalt, and crack filling is recommended on an as-needed basis.

Regardless of the length, width, or shape of your driveway, we are fully equipped to properly seal it to protect it. From sealcoating to crack filling and patching, we provide all the maintenance needed to keep your driveway looking flawless and protect it for years to come.


How will you know if your driveway can just be sealcoated or if it is time for a new asphalt driveway?

If your driveway has spots in the pavement that are rutted or extremely broken, making the pavement look like the hide of an alligator, called alligator cracks, it's time to start thinking about new asphalt. When pavement gets to this point you really can’t crack fill it any more without basically turning the area into a continuous sheet of crack filling rubber. If you did that, during the summer when the weather is hotter, the tires of your vehicles can stick to this large area of crack filler and literally pull the pavement out of your driveway. 



Commercial Parking Lot Sealing & Paving


You have probably driven in commercial parking lots that have cracks, potholes, and other visible damage. Hopefully, you drove over the potholes slowly or avoided them all together and was sure not to trip over them while walking through the lot! No doubt you also remember that the parking lots' appearances left you with an bad impression. If you own a business, you should know that the exterior of your business makes an important first impression, and you don’t want to let your parking lot leave a bad impression with customers.

Thanks to steady traffic flow and changes in the temperature, parking lots are likely to begin deteriorating quickly. Cracks, potholes, and faded striping and stencil work can cause accidents and falls for your customers and liability for you. Having a well-maintained parking lot, not only looks professional and offers convenience for your customers, it helps to protect you from costly lawsuits.

If your parking lot is beginning to show its age, give us a call today. We will handle every aspect of your parking lot paving and maintenance needs, so that you can focus on what you do best: running your business.



Parking Lot Striping and Stencil Work


Have you ever been in a parking lot without traffic markings? During busy times it can be complete chaos! The purpose of parking lot striping, also known as traffic markings, is to help the flow of traffic in the lot run smoothly and safely, and clearly show where parking spots are. They tell you when to stop and slow down, where pedestrians can and can not walk, and which parking spots are for whom (handicapped, etc.).

An efficient parking striping layout consists of bright, durable line striping for parking spots, arrows for entrances and exits, arrows for directional flow on parking lots, handicap parking spaces, clearly marked fire lanes and crosswalks, and loading zones. If your parking lot’s traffic markings are hardly visible or you recently had your lot sealcoated, we can provide the parking lot striping you need.

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Striping and pavement markings not only guarantee compliance with regulations, such as ADA, but puts the finishing touch on your parking lot and makes your property look newer and well-maintained.


Painting Structures & Alternatives to Paint

Any curbing, bollards, light pole bases and other structures in or around your parking lots should also be painted on a regular basis. This will help to guarantee that there is proper visibility to these structures, as well as make certain they are aesthetically pleasing on your property. 


ADA Compliance

Access to your property and compliance with regulations (federal, state, and municipal) is imperative for all facilities. ADA compliance thru pavement markings and signage not only ensures avoiding fines and penalties, but also allows easy access for all potential customers, tenants, employees, and guests to your property.