Sealcoating is the application of a protective liquid coating — typically a coal-tar or asphalt emulsion — to existing asphalt pavement. Applied on a regular cycle (usually every 2 to 3 years), sealcoat shields the surface from UV oxidation, water penetration, and oil and chemical spills, all of which break down the asphalt's binder over time. Sealcoating does not repair existing damage; it slows the rate at which new damage develops, materially extending the useful life of pavement that is still structurally sound.
For a typical commercial parking lot, regular sealcoating is the single most cost-effective treatment for protecting a pavement investment between repaves. Skipping it accelerates oxidation and raveling and shortens the lot's life by years; staying on a 2–3 year cycle costs a small fraction of what resurfacing or repaving costs.
At Paved Assets, we sealcoat commercial lots across Raleigh, the Triangle, and the wider NC market. Work is scheduled to minimize disruption to your tenants and customers — often overnight or in phased sections so the property stays accessible during business hours.
Call (984) 356-0846 for a free assessment and a sealcoat maintenance plan for your property.
The Benefits of Asphalt Sealcoating
Sealcoating provides a protective layer that shields your asphalt from the damaging effects of UV rays, water, oil spills, and chemical erosion. Here are some key benefits:
- Extended Lifespan: Sealcoating acts as a barrier, preventing oxidation and weakening from UV rays. By protecting the asphalt binder, it helps the pavement remain flexible and durable, extending its lifespan.
- Water Resistance: Water is one of the primary culprits in asphalt degradation. Sealcoating creates a watertight surface that prevents water from seeping into cracks and causing further damage, such as potholes and structural issues.
- Improved Aesthetics: A fresh coat of sealant gives your asphalt a sleek, black finish that enhances the overall appearance of your property. It also makes pavement markings and striping more visible.
- Cost-Effective Maintenance: Regular sealcoating reduces the need for more extensive and costly repairs down the road. It’s a proactive solution that keeps small issues from escalating into significant problems.
How Sealcoating is Applied
- Proper Cleaning of the Lot Before we begin the sealcoating process, it’s crucial to properly clean the asphalt surface. Dirt, debris, and oil stains can prevent the sealant from adhering correctly. At Paved Assets, we use high-powered blowers, sweepers, and pressure washers to ensure the lot is thoroughly cleaned. For oil stains, we apply a special primer to treat the affected areas. This meticulous cleaning process is essential for achieving a durable, long-lasting sealcoat.
- Repairing Cracks and Potholes Prior to applying the sealcoat, we address any existing cracks and potholes. Crack filling and pothole repair are necessary steps to ensure the surface is smooth and uniform. Repairing these imperfections beforehand helps the sealcoat perform more effectively, providing a seamless protective layer.
- Applying the Sealcoat We use specialized sealcoating machines to apply the sealant evenly across the asphalt surface. The equipment typically consists of large tanks that hold the sealant, spray wands, and squeegees. For larger areas, we employ high-capacity trailer units, while smaller areas or intricate sections may require push-behind units.The sealcoat is usually applied in two coats for optimal protection. The first coat is allowed to dry before the second one is applied. The sealant is spread evenly, ensuring all areas are adequately covered.
- Barricading and Blocking Off Areas Sealcoating requires time to cure, and during this period, the area must be kept free of traffic. We barricade and block off the areas being treated to prevent any vehicles or pedestrians from accessing the wet sealcoat. This step is vital to ensure the sealant sets properly and adheres to the asphalt surface.
- Coordinating with Clients During the Project Effective communication with our clients is essential throughout the sealcoating process. At Paved Assets, we work closely with our clients to schedule the project at a time that minimizes disruption to their operations. We provide clear instructions on traffic rerouting, alternative parking arrangements, and the estimated time required for the sealcoat to cure.We also ensure that clients are informed about the entire process, expected outcomes, and post-application care. Good coordination helps us deliver a seamless experience, ensuring the satisfaction and convenience of our clients.
Talk to Paved Assets about your sealcoating project today
Sealcoating is a vital maintenance practice that significantly enhances the durability, appearance, and longevity of asphalt surfaces. At Paved Assets, we follow a meticulous process that includes thorough cleaning, crack and pothole repair, precise sealant application, and careful barricading to ensure the best results.
By partnering with us for your sealcoating needs, you’re investing in the long-term health and aesthetics of your asphalt surfaces. We’re committed to delivering high-quality, professional sealcoating services that protect your investment and keep your pavement looking its best for years to come.
Have Questions?
There is a surprising amount to know about all things asphalt paving, repair and beyond. That's why we're here! Don't hesitate to call us at any time!
A dedicated Paved Assets project manager guides the coordination of your project.
We understand that good communication and coordination is critical in minimizing the impact that a paving project can have on your day-to-day business operations and your customers. Assessing traffic flow, work sectioning, timing and other factors lays the foundation of our project planning so that you can go about your business while we go about ours!
For years we've built a reputation for dependability, reliability, and extensive experience. Serving the greater Raleigh, NC area, we understand the local conditions and needs, and are ready to discuss the factors that apply to your unique situation.
When you need a trusted partner for your commercial paving or asphalt repair project, look no further than Paved Assets. We're more than just a contractor - we're a team of seasoned professionals committed to delivering quality results.
