The idea of sealcoating is to preserve your asphalt and extend its life to the maximum possible. Over time asphalt will become brittle as a result of the natural UV rays of the sun, and once it becomes brittle it is more likely to crack and those cracks will expand and develop faster than they would in new and more flexible asphalt. Asphalt is also essentially fine ground stones held together with a binding material and the action of some chemicals will loosen the bond between binder and stone resulting in crumbling. If properly applied sealcoating helps protect the asphalt from the effects of water, oils (and gas spills) and UV rays which keeps it younger for longer. Sealcoating maintenance extends the life of the surface and is considerably cheaper than the alternative of resurfacing every few years. It's hard to put an exact figure on the lifespan of asphalt because so much depends on the local conditions it faces and the amount of footfall and traffic it copes with but there are plenty of examples claimed to show regular sealcoating can actually double the life of asphalt driveways. It's quick to apply and results in minimal disruption, certainly compared to the process of resurfacing a drive. So talk to us today about how to extend the life of your asphalt driveways and protect your property investment.
Chances are that by the time you get to think about sealcoating the surface of your asphalt has already been taking a bit of a daily beating from salt, sun, and spills. Asphalt is porous so water and oil seep in and freezing creates cracks. Sun dries out the top layer and UV causes shrinkage and more cracks. So the first thing we do to ensure the best results from sealcoating is to inspect the asphalt area and drain any liquid pools and trim back encroaching plants. Then we hand fill the cracks that look to threaten the strength of the asphalt layer. Then it's time to apply the sealcoat.
There are three different types of sealcoating and we are more than happy to inspect your driveway and explain exactly why we believe one is likely to be better than another for you and your property. Tar based (also called Coal Tar based) is the one that provides the best protection against liquids getting into the asphalt so if the main problem is water or chemicals seeping into the asphalt this may be your best bet.
Asphalt based sealcoating is often said to provide the best protection against harsher chemicals and particularly against salt if that is a problem but the life expectancy of the sealcoat is shorter since tar based sealcoating normally lasts for three to five years whereas asphalt coatings are usually renewed every one to three years.
Petroleum based sealcoating is something of a compromise between tar and asphalt based coatings with a life expectancy and protection factor falling in between the two. We'll be happy to explain exactly which type we opt for and why once we've had the chance to inspect your property.