Parking Lot Sealcoating seems like a hassle… how important really is it?
Closing your parking lot, or sections of it, for maintenance can be such an inconvenience. Your parking lot is not an income producer so many property owners don’t want to maintain it year or so. However, if you allow for exposed cracks on your asphalt parking lot, water and ice penetrate into the pavement, which causes more cracking and eventually pavement failure. Cracks should be treated with a hot crack sealant and proper prep work every year or two to prevent water infiltration. Parking lots should also be seal coated every 2-3 years (possibly more often on very high traffic areas) to keep the surface smooth for easier cleaning, black to absorb heat and melt snow and ice faster and to maintain good appearance. Damaged areas and catch basins should be hot patched as soon as significant damage or potholes occur.
What are the factors that will effect the cost of my parking lot sealcoating project?
- Mobilizations: The amount of phases the project can be completed to minimize disruption to your customers / tenants.
- Cleaning & Preparation: How dirty the parking lot is and how much cleaning will be involved using walk behind air blowers and steel wire hand brooms. Pavement sealer required asphalt to be 100% clean to adhere / perform properly. The amount of oil spots which require preparation and priming with a latex based oil spot primer
- Layout Of The Parking Lot: Wide open square asphalt parking lots and interior roadways without a lot of landscape islands, turns and other chopped up areas. When pavement sealer can be applied with a distributor truck spray bar making a 10’ pass at a time versus a hand held spray wand applying sealer in a 3’ pass at a time.
- Size Of The Asphalt Parking Lot To Be Sealcoated: With all things being equal (Clean Parking Lot, 10 miles from office etc) theoretically it takes the same amount of time for a 4 person sealcoating crew to sealcoat a 15,000 sq ft open Burger King parking lot working in sections that is does to sealcoat a 60,000 sq ft closed office building parking lot on a Saturday.