Parking Lot Maintenance Overview
Asphalt sealcoating is the application of a coal tar or asphalt-based emulsion to the surface of a pavement, protecting it from UV oxidation, water infiltration, oil and fuel spills, and freeze-thaw damage.
New asphalt should not be sealcoated for the first 6-12 months — it needs time to cure and off-gas. After initial curing, sealcoating every 3-5 years is the standard maintenance cycle for commercial properties.
Why Regular Maintenance Matters
Surface preparation is critical for sealcoat adhesion. The pavement must be clean (power wash to remove dirt, oil, and debris), dry (24 hours minimum after rain), and temperatures must be above 10°C for at least 24 hours after application.
Crack filling before sealcoating: all cracks should be routed and sealed before sealcoat application. Applying sealcoat over open cracks just buries the problem — it doesn't repair or seal them.
Commercial Parking Solutions
Application methods: squeegee application provides better coverage on smooth surfaces; spray application works well for large open areas but may miss low spots. Commercial-grade sealcoat application requires 2 coats for complete coverage.
The colour restoration from sealcoating also improves property appearance significantly — fresh black asphalt presents a professional, well-maintained image to customers and tenants.
Cost-benefit: sealcoating a 1,000 sq metre lot costs approximately $1,500-3,000. Delaying a major asphalt overlay by 5-8 years saves $15,000-40,000. The ROI on consistent sealcoating is extraordinary.