Maintaining a pristine and functional parking lot is for more than just appearances. It’s also an important investment for your business. As the first point of contact for many customers, your parking lot plays a significant role in forming people’s first impressions and ensuring visitors’ safety. One of the most effective ways to protect this investment is to extend its lifespan through crackfilling and sealcoating.
Keep reading to learn how this asphalt maintenance practice can save you money, prolong your parking lot’s appearance, and result in long-term benefits for your business.
Causes of Asphalt Parking Lot Deterioration
Asphalt parking lots deteriorate over time. This is because parking lots are constantly exposed to elements, heavy vehicle loads, and other factors that slowly weaken the surface.
Things that contribute to parking lot deterioration include:
- UV radiation from sunlight
- Extreme temperature fluctuations
- Heavy vehicle traffic
- Chemical spills (oil, gas, etc.)
- Water penetration
All of these factors break down the asphalt binder, leading to oxidation and the gradual deterioration of your parking lot’s surface. The best way to prevent severe or even dangerous damage to your parking lot is to maintain it properly.
Average Asphalt Lifespan in Raleigh, NC
In Raleigh’s climate, asphalt parking lots are exposed to hot summers which cause the asphalt to soften and become more susceptible to damage. In winter, the annual freeze-thaw cycles can lead to cracking and pothole formation. Additionally, the constant weight and movement of vehicles accelerate wear and tear, especially in high-traffic areas.
When your parking lot is properly constructed and regularly maintained, it can last up to 20-30 years, on average.
Common Signs of Parking Lot Wear and Tear
Recognizing the early signs of asphalt deterioration is crucial if you want to address normal wear and tear before it becomes a bigger issue.
Look out for:
- Fading color from dark black to gray
- Small cracks on the surface
- Rough or uneven texture
- Minor depressions or low spots
- Oil stains that penetrate the surface
Contact your local paving company when you notice these issues. Crackfilling or sealcoating can prevent more serious damage and costly repairs down the line.
How Parking Lot Sealcoating Works
Sealcoating is a protective measure that involves applying a thin liquid layer over the asphalt surface. This layer acts as a barrier against the elements (especially water) and helps to refresh the appearance of the pavement.
Sealcoating is a liquid mixture that can be made of materials such as emulsified asphalt, water, mineral fillers, or other additives. When applied to an asphalt surface, it forms a protective layer that shields the pavement from UV rays, water penetration, and chemical spills.
How Sealcoating Protects Asphalt
Sealcoating protects asphalt in several ways:
- It fills in small hairline surface cracks (up to 3 mm wide), creating a smoother surface.
- It slows down oxidation caused by UV rays and air exposure.
- It provides a waterproof barrier, preventing moisture penetration.
- It increases the pavement’s resistance to oil and chemical spills.
- It enhances the overall structural integrity of the asphalt.
To protect your parking lot from deterioration, sealcoating significantly helps. However, if there are larger cracks in your parking lot, you might have to get crackfilling before sealcoating is possible.
The Crackfill Process Before Sealcoating
Crackfill sealcoating is a two-step process that involves repairing existing cracks before applying the sealcoat. This ensures maximum protection and longevity for your parking lot.
Crackfilling has to happen before sealcoating because it fills the larger longitudinal cracks that cannot be covered by the sealcoat. Having the cracks filled first also prevents water from penetrating the asphalt base, which can lead to more severe damage in the future. By filling cracks before sealcoating, you create a smoother surface and enhance the overall effectiveness of the sealcoat.
How Crackfilling and Sealcoating Work Together
To fill the larger cracks in your parking lot, Paving Pros will:
- Thoroughly clean the asphalt surface
- Identify the different types of cracks
- Apply crack filler material into the cracks
- Allow the crack filler to cure
- Apply the sealcoat after the crack filler is dried
- Allow the sealcoat to cure completely
For the best results, professional contractors like Paving Pros will explain the process step-by-step. We typically follow best practices. For example:
- Apply sealcoat only in suitable weather conditions (above 50°F and no rain forecast for 24 hours)
- Use high-quality materials and equipment
- Apply multiple thin coats rather than one thick coat
- Allow adequate curing time between coats
- Make sure the sealcoat cures completely before reopening to traffic
At Paving Pros, we ensure that your parking lot receives a durable and long-lasting protective coating. Contact our team if you need a custom quote to get started!
Benefits of Crackfill and Sealcoating for Commercial Parking Lots
Investing in parking lot crackfill and sealcoating is worth it in more ways than you might think.
Extend the Lifespan of Your Asphalt
Regular sealcoating can double the lifespan of your asphalt parking lot. By protecting the surface from damaging elements, you can avoid premature deterioration and extend the time between major repairs or replacements.
Save Money Over Time
While there is an upfront cost for sealcoating, it’s much less expensive than repairing or replacing damaged asphalt. By preventing water penetration and slowing down oxidation, sealcoating decreases the need for costly repairs. This extends the overall life of your pavement—and your budget!
Improve Appearance and Curb Appeal
A freshly sealcoated parking lot has a smooth, black appearance that enhances the overall look of your property. This improved curb appeal can make a positive impression on customers and visitors, potentially increasing foot traffic and business.
Ensure Safety of Vehicles and Pedestrians
Crackfilling fills cracks in the parking lot that can become hazardous to people and vehicles. Sealcoating fills in small surface irregularities, creating a smoother surface that’s easier to clean and maintain. This can reduce the risk of trips and falls for pedestrians and improve traction for vehicles, especially in wet conditions.
When and How Often to Sealcoat Your Parking Lot
Choosing when and how often to sealcoat your parking lot depends on your location, type of business, and size of the parking lot.
Several things can affect how often you should sealcoat your parking lot. These can involve:
- Traffic volume and type
- Climate and weather conditions
- Quality of the initial asphalt installation
- Previous maintenance history
Recommended Sealcoating Schedule for Businesses in the Raleigh, NC Area
For most commercial properties in Raleigh, we recommend sealcoating every 2-5 years. However, high-traffic areas sometimes require more frequent treatment, while less-used parking lots might be able to go longer between maintenance.
Signs It’s Time to Sealcoat
If your parking lot is showing some or all of the signs below, it’s time to call a paving company to ask about sealcoating.
- Fading color from black to gray
- Visible aggregate on the surface
- Small cracks beginning to form
- Rough or dry texture
- Water pooling in small depressions
If you’re not sure about what type of maintenance your parking lot needs, reach out to Paving Pros.
Qualities to Look for in a Professional Sealcoating Service
When choosing a sealcoating contractor in the area, consider the following:
- Experience and reputation in the Raleigh area
- Proper licensing and insurance
- Use of high-quality materials and equipment
- Comprehensive service offerings (crack filling, repair, etc.)
- Clear communication and detailed proposals
- Positive customer reviews
- Free quotes
Call Paving Pros at 919-900-8020 for top-notch paving services that include crackfilling, sealcoating, and more.
Cost-Effective Maintenance for Your Parking Lot: After Sealcoating
Whether you’re considering a fresh sealcoat for your parking lot or you’ve just refreshed it with a fresh layer, Paving Pros has a few tips on how you can save money on future upkeep. Follow these maintenance tips for a long-lasting, strong, and attractive asphalt parking lot.
Regularly Clean and Remove Debris
Regularly sweep or blow debris from your parking lot to prevent staining and surface damage. This also helps maintain the aesthetic appeal of your property.
Address Minor Repairs Quickly
Don’t ignore small cracks or damages in the asphalt. Get them fixed quickly to prevent them from becoming larger, more expensive problems.
Long-Term Maintenance Strategies
Develop a reliable maintenance plan that includes:
- Regular inspections
- Prompt repairs of cracks and potholes
- Periodic restriping
- Scheduled sealcoating applications
By staying proactive with maintenance, you can extend the life of your parking lot and reduce long-term costs.
Local Regulatory Compliance for Parking Lots in Raleigh and Surrounding Areas
Another aspect of parking lot maintenance is regulatory compliance. While this is sometimes overlooked by business owners, your parking lot must stay in compliance with state and local standards. Hire a paving company that understands local regulations of parking lots, sealcoating materials, and application processes.
In Raleigh, there may be specific guidelines or restrictions on certain types of sealers or application methods. Always ensure your contractor is compliant with local environmental regulations. Choose Paving Pros for experienced, trusted service!
Paving Pros: Crackfill, Sealcoating, and Expert Paving Services in Raleigh, NC
Crackfill and sealcoating are vital maintenance practices for extending the lifespan of your asphalt parking lot. By protecting against weather damage, preventing water infiltration, and slowing oxidation, sealcoating can reduce long-term maintenance costs and keep your parking lot looking great for years to come. It also enhances your property’s appearance and safety.
By choosing a reputable contractor like Paving Pros and following a consistent maintenance schedule, your parking lot remains a valuable asset for your business. Don’t wait until your parking lot shows signs of serious wear and tear! Contact Paving Pros today for a free consultation and learn how our expert sealcoating services can benefit your commercial property.
Trust the Pros at Paving Pros
With over 60 years in the industry, the dedicated team at Paving Professionals is one of the most experienced paving teams in the Raleigh-Durham and Triangle area.
Call or message us today to book an appointment. We’ll meet you at your site to discuss your needs and provide you with a free estimate!
