FAQs
Q: Isn't asphalt maintenance just cosmetic? Why is it actually necessary?
A: While maintenance definitely boosts curb appeal, its primary role is structural protection. Asphalt is an investment that gets attacked daily by sun (UV rays), water, and chemicals (oil/gas). Maintenance—specifically sealcoating and crack filling—acts as a shield against these elements. Without it, the asphalt becomes brittle, water erodes the foundation, and you face expensive repaving years sooner than necessary.
Q: What is the difference between crack filling and sealcoating?
A: Think of your pavement like a house. Crack filling is fixing a hole in the roof to stop a leak; it’s a structural repair to keep water out of the foundation. Sealcoating is like painting the siding; it protects the entire surface from sun and weather damage. You almost always need to fill cracks before you sealcoat.
Q: How often should I have my driveway or parking lot sealcoated?
A: For most commercial lots and residential driveways, every 2 to 3 years is standard. However, this depends on traffic volume and weather severity. If the asphalt is turning gray and the sand particles on the surface are wearing away, it’s time to re-apply that protective layer.
A: No. Sealcoat is a thin, protective liquid coating, not a structural filler. It might temporarily bridge very tiny hairline cracks, but it will not fix wide cracks, potholes, or sunken areas. Those must be repaired properly before the sealcoat is applied.
Q: Will sealcoating fill the cracks and depressions in my pavement?
Q: I just had brand new asphalt installed. Should I have it sealcoated right away?
A: Definitely not. New asphalt needs time to "cure" and harden, allowing excess oils to evaporate. Sealing it too soon traps those oils, making the asphalt permanently soft and easily scuffed. You should generally wait at least 6–12 months before the first sealcoat application.
Q: Why is it so important to fill cracks right when they appear?
A: Water is asphalt’s worst enemy. Once a crack opens, water seeps down and erodes the sub-base (the foundation) underneath. In winter, that trapped water freezes and expands, busting the asphalt apart (the freeze-thaw cycle). Filling cracks with hot-pour rubberized sealant is the cheapest way to stop potholes from forming.
Q: Will the filled cracks become invisible after the job is done?
A: No, and you should be wary of anyone who claims they will. Crack filler is a thick, rubberized material that is shinier and darker than the surrounding asphalt. Even after sealcoating over it, you will still see the "band-aid" texture of the repair. However, a visible repair looks much better—and is much safer—than an open, weed-filled crack.
Q: What are the requirements for ADA (handicap) parking spaces?
Q: My parking lot lines are faded. Is restriping just for looks, or is it a safety issue?
A: The Americans with Disabilities Act (ADA) has strict, federally mandated requirements regarding the number of accessible spots based on lot size, their precise dimensions, van-accessible loading zones, and required signage. Failing to comply can lead to significant fines and lawsuits. It is crucial to hire a professional who understands current local and federal codes.
A: It is absolutely a safety and liability issue. Faded lines lead to disorganized parking, fender benders, and pedestrians walking in unsafe areas. Clearly marked fire lanes, stop bars, and crosswalks are essential for directing traffic flow and keeping people safe on your property.
Q: How long do I need to keep traffic off the lot after sealcoating or striping?
A: Weather plays a big role, but generally, line striping paint dries to the touch in about 30 minutes to an hour. Sealcoating requires much longer to cure. We usually recommend keeping vehicles off a newly sealcoated lot for at least 24 hours, sometimes up to 36 hours if conditions are humid or cloudy.