Commercial Sealcoating

Sealcoat Surface Preparation

The first step in our sealcoating process is thorough surface preparation. Our experienced team begins by meticulously cleaning the asphalt surface, removing all dirt, debris, and oil stains. This crucial step ensures proper adhesion of the sealcoat.

We use specialized equipment and cleaning agents to achieve a pristine surface. Any existing cracks are carefully filled with high-quality materials to prevent water infiltration and further damage.

Additionally, we apply a specialized oil spot primer to areas affected by oil stains, ensuring the sealcoat adheres properly across the entire surface.

Sealcoat Application

Once the surface is properly prepared, we move on to the sealcoat application. Our team uses state-of-the-art equipment to apply a premium-grade sealcoat evenly across the entire surface. This protective layer is crucial in shielding your asphalt from UV rays, water damage, and chemical spills.

We take great care to ensure consistent coverage, paying special attention to edges and hard-to-reach areas. The sealcoat is applied in multiple thin layers, allowing for optimal absorption and durability.

This meticulous application process guarantees a smooth, uniform finish that not only protects your asphalt but also enhances its appearance.

Curing and Final Inspection

After the sealcoat application, we allow adequate time for the coating to cure properly. Typically, we recommend a 24-hour curing period before reopening the area to traffic. This ensures that the sealcoat has fully set and will provide maximum protection and durability.

During this time, we carefully monitor the curing process and weather conditions to ensure optimal results. Once the curing is complete, our team conducts a thorough final inspection.

We check for any imperfections or missed spots, ensuring that the entire surface meets our high-quality standards. Only when we’re fully satisfied with the results do we consider the job complete.

As a leading asphalt maintenance company in San Jose for over 10 years, we’ve encountered numerous questions from our commercial clients. Here are some of the most common inquiries we receive:

How often should I have my parking lot sealcoated?

We recommend sealcoating your commercial parking lot every 2-4 years. This frequency helps maintain the integrity of your asphalt surface and extends its lifespan.

Regular sealcoating creates a protective barrier against harmful UV rays, water infiltration, and chemical spills. By adhering to this schedule, you can prevent minor issues from escalating into major problems, ultimately saving money on costly repairs or premature replacements.

The exact frequency may vary depending on factors such as traffic volume and local weather conditions.

How long does the coating last?

The durability of sealcoating typically ranges from 2-4 years, depending on various factors. The longevity is primarily influenced by the volume and type of traffic your parking lot experiences.

For instance, an office building parking lot with moderate traffic may maintain its sealcoat for up to 4 years. In contrast, a high-volume strip mall parking lot might require more frequent sealcoating due to increased wear and tear.

Regular inspections can help determine when reapplication is necessary to maintain optimal protection for your asphalt surface.

How does sealcoating save me money?

Sealcoating is a cost-effective preventive maintenance measure that can significantly reduce your long-term expenses. By forming a protective barrier, it shields your asphalt from harmful UV rays, preventing oxidation and premature aging.

This protective layer also prevents water infiltration, which can lead to more severe damage like potholes or base failure. Sealcoating helps resist damage from automotive fluids and other chemicals that can deteriorate untreated asphalt.

Regular application can extend your asphalt’s lifespan by up to 30%, delaying the need for costly resurfacing or replacement. Additionally, a well-maintained parking lot enhances your property’s curb appeal, potentially attracting more customers and increasing property value.

When is the best time of year to apply sealcoating?

In San Jose, the ideal time for sealcoating is typically between April and October. This period offers the most favorable weather conditions for optimal sealcoat application and curing.

The rainy season in San Jose generally runs from November through March, which can interfere with the sealcoating process. However, if weather conditions permit, we may be able to accommodate your needs during the off-season.

Our experienced team closely monitors weather forecasts and will work with you to schedule your sealcoating project at the most appropriate time to ensure the best results for your commercial property.

How long before I can use my parking lot?

Typically, we recommend allowing the sealcoat to dry for at least 24 hours before reopening your parking lot to traffic, though it may be longer if humidity levels are high. This curing time ensures that the sealcoat has properly set and will provide maximum protection and durability.

However, we understand that each project has unique requirements. In cases where a faster turnaround is necessary, we offer solutions to expedite the process. For time-sensitive projects, we can add a special additive to the sealcoat mixture that speeds up the curing process, potentially reducing the waiting time to as little as 12 hours.

Our team will work closely with you to determine the best approach for your specific situation, balancing the need for a thorough curing process with your operational requirements.