Your parking lot is constantly under attack from harsh weather, sun, oil leaks, and winter snow. If you are wondering how you can protect it, seal coating should be on your top of mind.
With parking lot sealcoating in Richardson, TX, your lot stays strong, safe, and easier to manage. Here’s what you need to know about the service.
What Exactly Is Seal Coating?
Seal coating involves applying a protective layer to asphalt surfaces. It locks out damaging elements like water, UV rays, chemicals, and oxygen, acting as a sunscreen and raincoat in one for your pavement.
Why it matters:
- Keeps water from seeping into cracks.
- Blocks sun damage that dries out and breaks down asphalt.
- Makes the lot easier to clean and maintain.
UV Rays Are Ruining Your Asphalt
Aside from causing paint to paint, excessive sun exposure also slowly destroys asphalt. UV rays cause the surface to oxidize, making it brittle and prone to cracking. Seal coating reflects those rays, helping asphalt hold its flexibility and dark finish.
“UV rays break the chemical bonds in asphalt without protection,” explains a consultant from an asphalt sealcoating company. “Seal coating buys you years of added surface strength.”
Stop Oil and Gas Spills from Doing Lasting Damage
Oil and gas drips are chemical stains that eat away at your asphalt’s binding agents. By investing in seal coating, you are adding a shield that resists these fluids and makes cleanup faster.
To make your lot more fluid-resistant, schedule a seal coating service every 2 to 3 years. If you haven’t already, keep spill kits in hand for cleanup. And lastly, frequent sweeps should be scheduled frequently so that you can catch leaks early.
Guard Against Water Infiltration and Base Failure
Anyone who has ever had to manage a parking lot knows that water is asphalt’s worst enemy. Once it seeps into small cracks, it expands and contracts with temperature changes, leading to potholes and erosion. Seal coating keeps water on the surface, where it drains instead of damages.
Be Ready for Any Weather
From summer heat to rare winter frost, weather ages unprotected pavement fast. Seal coating helps reduce damage caused by extreme temperatures and makes snow and ice melt faster in cold snaps. Investing in asphalt sealcoating services means safer walkways and less cleanup stress.
Weatherproofing checklist:
- Apply a seal coat before winter.
- Recoat high-traffic zones more often.
- Inspect edges where water tends to collect.
Signs Your Lot Is Begging for Seal Coating
You don’t have to be a contractor to know when your lot needs help. Visible wear and feel can tell you it’s time for action. Here are red flags that signal it’s time to seal.
- Faded blacktop turning gray
- Visible hairline cracks forming
- Oil spots soaking in rather than wiping away
- A rough, gritty surface underfoot
Choosing the Right Seal Coating Product
Seal coating materials vary, and choosing the best one depends on your traffic level, budget, and environmental needs. Here’s a quick breakdown:
- Coal Tar Emulsion – Long-lasting and chemical-resistant, but can have a strong odor.
- Asphalt Emulsion – Environmentally friendlier and safer to use, but slightly less durable.
- Acrylic or Polymer-Based – Best for appearance and custom finishes, but more expensive.
“We match the sealant to the business type and lot use,” shares a maintenance specialist. “A high-traffic fast food lot needs a different sealant than a boutique retail lot.”
How Often Should You Seal Coat Your Parking Lot?
Seal coating is needed every 2–3 years, on average, with the frequency increasing based on traffic and climate. Heavy traffic, harsh climates, or lots near industrial zones may need more frequent applications. To be sure, call a professional for an inspection.
How to Prepare Your Lot for Seal Coating
A great seal coat job starts with prep work. If the surface isn’t clean or dry, the coating won’t stick. Don’t skip these steps before your next service:
- Sweep and pressure wash the surface
- Repair cracks and potholes first
- Block off the area for at least 24–48 hours to cure
What to Do After Seal Coating
You’ve sealed the lot, now what? Post-maintenance matters just as much to keep it intact as well as good. These steps help you protect your investment:
- Wait 48 hours before driving or parking
- Clean up oil spills immediately
- Reseal stripes and signage for full impact
Investing in seal coating means protecting your lot from the damaging effects of sun, rain, snow, and more. Keep your lot clean, safe, and strong. Talk to a seal coating expert today and take one smart step toward long-term savings.
