Why Is SealCoating Important?


The moment asphalt is laid it begins to deteriorate. Customers can significantly increase the life of existing asphalt through proper Crack Filling and Seal coating. With the skyrocketing costs of asphalt raw materials, preventative maintenance is essential.

Seal coating shields asphalt paving from the sun’s ultraviolet rays, which can deteriorate the binder and expose the aggregate. Seal coating also prevents water and ice from getting into and under the pavement and causing it to crumble. The more solids (asphalt, coal tar, polymers, etc.) in the formula, the better the sealer quality and the more expensive it will be. You’ll get what you pay for, and you get more solids in better sealers.

According to Sealer Manufacturers and Engineers at the Asphalt Institute, new asphalt should cure for about 4-12 months before sealing. Then, use a plain sealer. Beware of consumer-grade driveway sealers. These are usually an asphalt-based, paint-like coating.

It’s important to fill cracks and seal expansion joints between asphalt and other surfaces such as concrete aprons or curbs. This keeps water out and prevents erosion of the paving base. Filled seal coating materials will handle cracks up to 1/8″ wide. Hot-applied crack sealer is best for filling cracks from 1/8″ to 3/4″ wide. Using a hot sealer is far superior to a cold-pour sealer. Cold-pour sealers, although marginally less expensive, do not adhere as well.

South Shore SealCoating recommends staying off the newly sealed parking lot for at least 24 hours, and preferably 48 hours, to allow it to dry before driving on it. This prevents tire tread marks that occur from rotating the tires on the lot. Block off your parking lot and stop foot traffic to prevent indoor tracking that can stain floors.

We choose a weather window that gives us temperatures above 50 degrees, no rain in sight and no or low wind. Should winds pick up we will squeegee, rather than spray the seal-coat to avoid over-spray on nearby buildings and vehicles. In commercial buildings schedule delivery, landscape and fire sprinkler people after 48 hours.