Seal The Way – Asphalt Seal Coating

One of the most important, and most often overlooked, resources you have as a business owner is your parking lot, sidewalks, and driveways. These surfaces are the first impression a person gets when visiting your property for the first time, so a proactive program of asphalt and pavement maintenance is a business owner’s best chance to always make the first impression they want. Though it’s often forgotten, your parking lot is actually one of the most functional and cost-effective ways you have to control the flow of people in and out of your business, and when your lot is well thought out and maintained, people feel far more comfortable upon entering. It’s very much the same feeling people have about a waiter with a stained shirt, or a cook without a hairnet. It’s all about presenting an image and reinforcing it in every way possible. Believe it or not, your parking lot, driveway, and sidewalks do just that.

Seal The Way has years of successful asphalt sealcoating under our belts and have refined our techniques, learned from our families, over generations. We have the experience, the expertise, and the equipment to handle any job – no matter how large or small. We’ll give your paved surfaces all the care and attention they crave, and have your asphalt sealed without issue so that the next time weather strikes you’ll be covered. We’ve spent years perfecting our process, so why trust anyone else? Seal The Way is the only asphalt installation, maintenance, and repair company you’ll ever need.

Seal The Way’s time-tested techniques make us the best choice for all of your sealcoating needs. We understand the reasons behind asphalt deterioration and will quickly diagnose and repair the problems with no hidden fees or add-on costs. We know your asphalt surfaces represent an investment on your part, and we’ll protect you and your investment from future harm through a comprehensive repair process that addresses the issue and its root cause.

Asphalt Weaknesses

While commercial asphalt is an excellent paving material, it suffers from some well-known and potentially serious weaknesses. It’s a petroleum-based product made of fillers, binders, and aggregate which is basically crushed rock, sand, and gravel. Because of its petroleum-based nature, it suffers a negative reaction when exposed to other petroleum-based products like oil and gasoline. It also reacts poorly to heat and ultraviolet radiation. The constant exposure of asphalt to these factors can cause oxidation that cancels out the plastic-like properties of the original asphalt mixture. Once this has occurred, the real trouble begins because oxidized materials tend to attract water molecules that further erode and degrade the surface and its base. This is the never-ending cycle that asphalt faces when left to face the elements without protection and maintenance. That’s why sealcoating from Seal The Way should be considered as soon as you see a crack.

Benefits of Sealcoating

Taking the time to professionally sealcoat your asphalt surfaces can stop the damage and provide real benefits. These include:

  • Providing oxidation resistance.
  • Smoothing worn and rough surfaces.
  • Improving the overall appearance of the surface.
  • Acting as a barrier between the asphalt and other petroleum-based products.
  • Extending the lifespan of your surface.

Asphalt sealcoating is not a miracle cure. It will not turn back the clock and erase all the issues time and weathering have caused. But, and this is important, it can greatly extend the lifetime of your surface and protect you from future problems arriving far before their time. There is no cure for asphalt degradation outside of replacement, yet a proactive maintenance program from Seal The Way can keep your asphalt looking beautiful for many years to come. Think of it as the best way to slow down the march of time.

Types of Asphalt Seal-coat Materials

Asphalt sealers come in a variety of types and each one has its own inherent advantages and disadvantages. This is where the experts at Seal The Way can make all the difference in the world. We know the pros and cons of each and will offer our recommendation as to which sealer best fits your issue and surface. Each sealer type is briefly detailed below:

Coal Tar Sealers

One of the oldest sealers still in use, coal tar sealant is made of refined coal mixed with numerous other materials. It provides a longer-lasting protection than asphalt sealants and is resistant to petroleum-based products, water, and UV radiation. Coal tar sealant has one significant drawback – what’s known as a volatile organic compound (VOC). This compound is commonly associated with noxious fumes, a strong odor, and harmful environmental effects. Again, it’s an old product that still does the job.

Asphalt Sealers

Made from crude oil, and very much akin to coal tar, asphalt sealers offer good water protection and some level of UV resistance. It falls short when handling other petroleum-based products, however, and needs to be reapplied much more frequently to maintain its high-protection value. It does produce far less VOC when applied, so it’s less harmful to the environment and far less offensive to the nose.

Acrylic Sealers

Acrylic sealers are composed of synthetic chemicals and represent the pinnacle of sealer technology. They are equal to coal tar and asphalt sealers in protecting from water, UV radiation, and petroleum-based products, but come with a slightly higher price tag than either of them. You can look forward to a longer life expectancy with acrylic sealer, and, because they’re not petroleum or coal derivatives, there are fewer VOC emissions associated with their use which means less environmental impact.

When to Sealcoat Old Asphalt Pavement:

The fact that asphalt parking lots and driveways degrade over time should come as no surprise. Their uses only reinforce the negatives too. After all, they’re used primarily to carry heavy loads. Add significant weight loading to temperature changes, water freezing and thawing to unbroken exposure to ultraviolet radiation, and you have a recipe for deterioration that will cause problems for almost any material. One of the questions we get asked all the time is, “when’s the best time to sealcoat?”, and our answer is invariably when you see any of the following signs:

  • Rutted or uneven surfaces
  • Dry, brittle appearance
  • Surface cracks
  • Unraveling of aggregate (loose gravel and rock)

                                     Before                                                                              After


When to Sealcoat New Asphalt Pavement:

Time is the undisputed, undefeated champion of the universe. Nothing known can stand up to it forever, and asphalt pavement is no exception. Oxidation hastens the aging process by attracting water molecules into the material, so the application of a sealer to your asphalt pavement is crucial to its longevity and overall health. However, a small amount of oxidation is necessary to properly set and strengthen your asphalt application, so it’s a guessing game for people outside the industry as to when the proper time is for your first sealcoating application. All sorts of factors can play a role in the time needed for proper oxidation of the material including weather, quality of construction, volume of traffic, etc. If your surface was installed correctly and the factors at play have been minimal, you may not require sealcoating for several years, but, with an investment as large as your parking lot or driveway, it’s best to call the professionals at Seal The Way for an expert opinion on your particular pavement.

Failure to Act

Asphalt is made up of aggregate which is nothing more than gravel, rock, and sand held together with petroleum-based binders. This material can loosen over time and with excessive wear allowing cracks to form and water to seep inside. All it takes is one crack to allow water to create a sinkhole underneath the surface, and, before you know it, there’s a collapse that results in dips and waves forming in the pavement. Once this point is reached, you could be looking at serious money for serious repairs, so the best option is a proactive approach to maintenance. If you spot trouble, don’t wait until it gets worse. Call Seal The Way immediately for a visit from one of our experts for a free inspection and estimate for services, and take care of the issue before it gets out of hand with a professional sealcoat application. You can even use the Form found on our Contact Page and we’ll get back to you as soon as possible.

Time to Call a Professional

Sealcoating is not rocket science – at first glance anyway. Yet, there are some very real difficulties inherent in the job, and without the proper experience, training, and understanding of the materials in use, a do-it-yourselfer could very well end up costing themselves money in the long run. A professional knows their business and can handle any situation that arises during the course of the project – many times without the property owner even being aware of it. Think of a wedding cake. Would you try to make it? Probably not, so, why try to do a job you’ve never done on something worth far more? Do yourself a favor and call the experts at Seal The Way and avoid any possible pitfalls in your next sealcoating project.

When you discover problems, it’s always a good idea to call a professional for advice and an estimate. If any of the following apply to you, give us a call immediately:

  • Your parking lot or driveway needs work, but you’re unsure of exactly what needs to be done.
  • Your parking lot or driveway needs work and covers a large area with irregularities.
  • Your parking lot or driveway is in poor shape and needs attention before it fails completely.
  • The workload is too large for you to do yourself.
  • You’re unsure of the costs associated with what you have in mind.

If any of these apply to you, a professional assessment will give you all the information you need to make an informed decision. We offer our estimates with zero obligation, and think of them as a service to our fellow citizens. We’ll gladly give you our estimate and recommendations for addressing the issues, so, no matter what you choose to do, you’re better off than you were before you called Seal The Way at (219) 433-3924.