If you are a homeowner or a commercial property manager, you probably have had some questions as to how to care for your asphalt surface. Such as why should I seal coat? How often should I seal coat? What do I do about those cracks in my pavement? Or even what to do with a stain in the surface that can be caused by oils and other chemicals. With this page SBI hopes to answer a few of the questions you might have about maintaining an asphalt surface.

Why should I seal coat? Seal coating on asphalt works in a similar way as sealant for wood products works. It helps block the harmful chemicals and elements away from the surface of the asphalt. Asphalt pavements are made up of stone aggregates or sand and asphalt cement. The asphalt cement is what gives the pavement its black appearance and is the glue that holds everything together. Over time the black appearance can begin to fade, that is due to oxidation. The sun, rain and snow have this oxidizing effect on the asphalt cement in the pavement. Over time this will cause the asphalt to become brittle and less resistant to loads that may be placed on it. Being that asphalt is a petroleum based product, any other petroleum derivatives that come into contact with it will dissolve into the asphalt. This can weaken or even dissolve the glue like properties of the asphalt cement. Common substances can include motor oil, brake fluids, gasoline; even household cleaners can damage an asphalt surface. The list is endless as to where these products can come from, cars, bike chains, lawn mowers, etc. A quality seal coating job will protect the asphalt from these damaging factors, as well as providing the curb appeal of a new driveway.

Cracks are another problem that should be addressed when thinking about asphalt maintenance. A host of problems leading to major failure can arise if not addressed. Seal coating is for sealing the asphalt surface. It does nothing as far as sealing cracks in the surface. When left alone cracks allow moisture to penetrate the surface, if not down to the sub base. When water expands as it freezes, so winter months will incur the most damage. But water will also do extensive damage in the warmer months if left unchecked. All cracks are not the same, ranging from small spider web-type cracks, to open fissure like cracks in the surface. Small series of cracks in the same area forming what looks like a spider web is a pothole waiting to happen. If left alone the patch will start to sink and eventually pieces of asphalt will come away. When this occurs, the only thing to do is remove the effected area and patch with new asphalt. Longer fissure type cracks can be just as damaging. The main issue when crack filling is to have them clean, dry and no vegetation present when applying the filler. The filler will have a high amount of rubber content, so as to expand and contract with the asphalt. Some fillers dry or cure hard, and as the pavement moves the filler will split and allow moisture to penetrate again.

Another problem that can occur is getting a stain on your asphalt surface. One way to prevent stains is to seal coat in the first place. Depending on the type of stain, the cleaning can be just as damaging as the stain can be. If removing the stain yourself, be sure to read the label of any driveway cleaning product. Many contain solvents, and any solvent will harm a asphalt surface. Often the best approach is a biodegradable cleaner, and if not readily available, plain dish washing soap will do. If the stain has already set in and damaged the surface, a professional (such as SBI) should be called. Contractors have a variety of primers that can be applied to stains prior to seal coating.