If you have a commercial parking lot, then you know the importance of sealcoating its surface. A sealcoat is a protective layer that can prevent damage due to weather conditions like rain and sun, harsh chemicals and more, but it doesn’t last forever. Resealing your parking lot from time to time is essential for preserving its surface, and thus the asphalt materials below, saving money on repair and replacement costs in the process.
Not sure if you should call an experienced sealcoating company just yet? Here are six signs that you could benefit new asphalt parking lot sealcoating in Phoenix, AZ:
- Small cracks: It’s recommended that a parking lot with small cracks be sealcoated again before cracks widen. It’s imperative that you understand only small cracks can be present prior to applying a sealcoat layer. Bigger damage needs to be addressed before a sealcoating company can service your parking lot. Large cracks need to be filled with a crack filling agent, and potholes of any size repaired; otherwise the sealcoat won’t be able to offer your lot adequate protection.
- Vegetation growth: You may see the beginnings of vegetation growth inside small cracks in your parking lot. Tiny spears of grass peeking through the surface are signs of crack formation—even hairline cracks can host vegetation. As mentioned above, small cracks can be sealcoated over, but if a plant has grown, that means roots lie below the surface. Reseal parking lots while cracks are still non-threatening.
- Surface color fading: Parking lots should have a deep black finish—they’re at their darkest when asphalt is newly installed and sealcoated. And although the black will begin to fade over time, be aware that fading to a grayish-black color is a sign that it needs to be sealcoated again. Sealcoating restores the surface to its original black, while also protecting the parking lot from damage.
- Normal aging: How often you need to reseal your parking lot depends on a few main factors: age, use, climate and quality of the sealcoat. A good rule of thumb is to hire a professional team to apply sealcoating every three to five years. Doing so preserves the appearance and structural integrity of your parking lot. If it’s been more than five years, call a paving contractor now!
- Cold weather is approaching: With winter comes rain and possible frost below the surface, which can do a number on parking lot surfaces—especially lots that are already compromised by existing damage or subjected to heavy traffic on a regular basis. Make sure to be proactive and sealcoat your parking lot well before winter arrives.
- Gas, oil and other fluid stains: Weather, regular use and age can cause parking lot damage, but so can a buildup of leaked vehicle fluids and other harsh chemicals. This list includes motor oil and coolant, which are typically left behind—and very visible—after a car pulls out of a parking space. These fluids will leach through unprotected asphalt, but a fresh sealcoat can prevent that from happening.
Does your parking lot need sealcoating in Phoenix, AZ? Contact the experienced team at Sunstar Seal Coating, Inc. for all your paving needs!
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