How Often Should You Sealcoat Your Commercial Asphalt Parking Lot
Unsure of how often you should hire contractors to sealcoat your commercial asphalt? You’re not alone. You’ll hear many different recommendations from sealcoating companies. That’s because all properties and paved surfaces are unique, resulting in varying needs. In this blog, we’ll offer general guidance and tips to help you better understand your pavement’s distinct sealcoating needs.
When Do Experts Recommend You Sealcoat for the First Time?
Asphalt sealcoating in Austin is a form of preventative maintenance that you’ll need to invest in throughout your parking lot’s life. The first application will come after your parking lot paving cures fully. Contrary to popular belief, that’s not after contractors clear your pavement for traffic.
Asphalt paving is usually ready for traffic just a few days after construction. It’s cured enough to support the stress and weight of vehicles. However, it hasn’t finished curing yet! Curing is a months-long process, with most asphalt pavement curing completely after 6 to 12 months. That’s when you should invest in asphalt sealing in Austin.
Austin asphalt sealcoating companies can assess the material closely, ensuring it’s fully cured before applying sealer. This initial application sets the stage for optimal protection moving forward.
What are the General Guidelines for How Often to Sealcoat Your Commercial Asphalt After the Initial Application?
After that first Austin asphalt sealcoating appointment, you’ll need to schedule service periodically every few years. A well-protected surface will need asphalt sealing in Austin every three to five years. However, most parking lots throughout Central Texas benefit from more frequent service every two to three years.
That frequent asphalt sealcoating in Austin makes a difference. It ensures your pavement has all the protection it needs to remain safe from damaging elements, including UV rays from the sun, harsh weather, leaking vehicle fluids, chemicals, and more. Waiting too long between commercial asphalt sealcoating applications can leave your parking lot more vulnerable to damage, compromising safety, efficient traffic flow, and curb appeal.
What Factors Impact How Frequently Paved Surfaces Need Sealcoating in Austin?
Sealcoating companies recommend sealing parking lots every two to three years. However, that’s just a general guideline. Every parking lot’s needs are unique, impacting how often it needs a fresh sealcoat. Here are a few factors that can influence how frequently you should invest in asphalt sealcoating in Austin.
•Pavement Age: Generally, older surfaces require more frequent service from sealcoating companies. As asphalt ages, it becomes more vulnerable to the elements.
•Overall Pavement Condition: Surfaces that suffer from deterioration and damage can benefit from more sealcoat applications. Because distress increases the risk of water penetration and degradation, that added protection matters.
•Sealer Quality: The best Austin asphalt sealcoating companies will use premium sealers that offer years of protection. However, those who use low-quality formulas are only setting you up for more frequent service.
•Exposure Levels: Parking lots with open exposure to the elements have a higher risk of damage, requiring more frequent sealcoat applications.
•Traffic Volume: Busy parking lots are subject to greater stress from vehicles, chemicals, and oil. Most Austin asphalt sealcoating contractors will recommend shorter time between applications and apply multiple coats at high-traffic points and bottlenecks in your parking lot.
•Recent Weather Conditions: Inclement weather, such as intense summers, heavy rains, and freezing conditions, could wear down the existing sealcoating faster. Contractors will consider recent conditions when evaluating the rate of wear.
What’s the Best Way to Develop a Commercial Asphalt Sealcoating Routine?
With so many factors to consider when determining commercial asphalt sealcoating frequency, the best course of action is to conduct annual inspections. Have trusted Austin asphalt sealcoating companies visit your property at least once a year to evaluate your needs. They’ll take a closer look to understand your pavement’s risks and assess the resilience of your last application. They can also look for early warning signs of damage, alerting you to issues you might have overlooked so that you can be proactive about your parking lot’s care.
Inspections make it much easier to keep up with your pavement’s needs, especially as they evolve over time.
Pana Paving is proud to be among the most trusted providers of Austin asphalt sealcoating services. For over three decades, we’ve helped countless property owners and managers keep their parking lots in fantastic condition, and we’re excited to do the same for you.
We’re a full-service paving, repair, and maintenance contractor offering services like new asphalt paving, milling, overlays, repairs, crack repairs, concrete paving, sidewalks, parking lot striping, and more. We also offer free quotes. You can get yours today by calling Pana Paving at (512) 883-0941, emailing panapaving@gmail.com, or submitting our online form.
