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Pavement Sealcoating

Sealcoating Can Help Preserve Your Asphalt.

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Why Sealcoat Pavement?

Exposure to sunlight, snow, oil and other chemicals will damage asphalt over time. As asphalt becomes more brittle cracks will start to form allowing water infiltration. The freeze/thaw we see in Canada leads to further damage to asphalt (potholes, larger cracks, alligatoring, etc.). 

By Sealcoating asphalt you add a layer of protection between the asphalt and the elements trying to damage it (sunlight, snow, etc.). A small Sealcoating investment will preserve asphalt while improving aesthetics. 


Benefits of Sealcoating

When asphalt is sealcoated every 2-3 years it is protected from the elements. The 2 major benefits to sealcoating are:

  1. Slowing the Oxidation Process: UV rays damage the asphalt binder and oils found in pavement. Asphalt binder is the "glue" that holds the stone/sand in place. As oxidation continues the asphalt loses oils causing the pavement to become more brittle which eventually lead to cracks forming. The best way to slow the oxidation process is to Sealcoat pavement; putting a protective layer on the pavement.

  2. Improve Aesthetics: Sealants are generally black in color and make the pavement look as if new. If your seal your property every 2-3 years, you will have new looking pavement all the time.

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Sealcoating Process

  1. Block off Area - Ensure the designated area is blocked so that people/vehicles will not travel on it. Vehicles have been removed from area. 

  2. Clean - Cleaning the entire area from debris is highly important for the sealant to bond correctly with the existing pavement. Blowers, brooms and brushes are typically used for cleaning.

  3. Prime - Any oil or chemical spots should be sprayed with a primer. Sealants will not bond to oil/chemical spills.

  4. Fill In - AKA crack sealing and pothole repair. Sealant does not repair large cracks or potholes, these should be repaired before sealant is sprayed with the proper products.

  5. Sealcoat - Apply sealant to the pavement using brush, squeegee or spray unit. Under favorable conditions the sealant will be fully cured in 24 hours. 

  6. Line Paint - (if required) once the sealant has cured parking lot markings are painted back on the pavement. 

  7. Open - After sealant has fully cured the sealed pavement can be open to people / traffic again. 

Important Sealcoating Info

  • Pavement must be clean & dry (remove all dust/dirt)

  • Make sure sealant is being applied at proper temperatures. Each sealant will have application instructions or a Technical Data Sheet that will outline these temperatures.

  • Sealant curing time will depend on ambient temperature and sunlight.

  • Do not allow and people or vehicles to travel on sealant pavement until product is fully cured

  • It is not advised to seal freshly paved asphalt, it is best to sealcoat after 12 months.

  • Avoid sealcoating if rain is in the forecast. When it rains, your sealant will not dry properly.

  • Sealant does not fix larger cracks or potholes. These should be repaired with the proper products prior to sealcoating is done.

    • Cracks can be repaired with "Cold Pour" sealant for smaller cracks or "Hot Pour" rubber for larger/wider cracks.​

    • Alligatoring or Larger Cracks can be repaired with Gatorpatch

    • Large Potholes should be repaired with Hot Mix Asphalt or Cold Mix Product


Different Sealant Types

In general sealants perform the same job, but each of the major types of sealants perform the job in different ways. The major sealant types are below:

  • Oil Based (Cut Back) Sealant - Cut Back sealants require no mixing and can be stored outdoors over the winter. These sealants are popular because of how easy they are to apply and manage. In general Oil Based Sealants seep into the asphalt and slows the natural oxidation process. Cut Back sealants can be used for foundation coatings as well as asphalt sealing. These sealants are difficult to squeegee / brush on, it is best to use a sprayer. 

  • Water Based Sealant  - These sealants require the "pitch" and water base to be mixed before being applied with sprayer or squeegee. They cure to form a tough coating that protects asphalt from damaging elements of weather, water penetration, chemical, etc. Water based sealants can be sprayed or brushed/squeegeed on easily.

Sealcoat Equipment / Products

  • Prepping Equipment: Blower, Broom and/or Brushes are generally used to ensure asphalt is clean of dirt/debris. Many will use a weed whacker to edge around grassy areas.

  • Brush or Squeegee: Used to apply the sealant to pavement, generally used on smaller jobs. Brush/Squeegees are a much lower cost to purchase than a sprayer.

  • Sprayer: Used to apply the sealant to pavement, generally used on larger sealing jobs. Spray rigs are more expensive to purchase than brushes or squeegees. Sprayers can pull sealant directly from drums/totes or be manufactured to pull material from their own hopper.

  • Sealant - Either Oil Based (Cut Back) or Water Based product to be applied to the asphalt.

  • Tar/Asphalt Remover: Sealant gets on everything. An essential part of any successful sealcoating job is the ability to remove it from unwanted areas.

  • Crack Fill/Pothole Products: (if required) to fill large cracks, alligatored areas, or potholes prior to sealing.

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