Spring has sprung, which means property managers, homeowners associations, and other decision makers are starting to plan for and budget for common area maintenance (CAM): repair, replacement, and care of all lighting, plumbing, roofs, parking surfaces, landscaped areas, signs, and more. What projects are an immediate need? What projects can be put off another year? Where does sealcoating fall?
The Benefits of Sealcoating
The Aesthetics of Your Parking Lot
Simply put, sealcoating helps make a parking lot look better. Period. An unsealed lot can look worn-out and neglected, while a sealed parking lot looks cleaner and newer, giving your customers a better first impression.
Despite being told at a young age “don’t judge a book by its cover,” that is precisely what we do on a daily basis. We make snap decisions about businesses based on the outward appearance of their storefront.
Minimize Pavement Damage
Asphalt will deteriorate over time. Sealcoating will help slow this process and minimize the damaging effects of the weather.
- Slow Oxidation: Overexposure to oxygen hardens asphalt binders, causing the asphalt to crack. Sealcoating provides a protective barrier for your parking lot.
- Slow Water Penetration: the cracking caused by oxidation allows water to penetrate deep into the asphalt, further weakening the entire parking surface. Sealcoats fill surface voids, limiting water penetration and prolonging pavement life.
- Shield Ultraviolet Rays: UV rays break the lines between carbon bonds and your asphalt. Sealcoating prevents UV rays from further damaging the asphalt pavement.
Finally, the Most Important Factor: Money
No commercial property, housing complex, or homeowners association has as endless pile of money. Does it make financial sense to sealcoat your parking lot every four years, or is it a luxury you can afford to skip. You tell us…
Sealcoating vs. an Unsealed Parking Lot
The following example is based on a 30,000 Square Yard parking lot with 600 spaces.
| Work Performed | Sealed Asphalt | Unsealed Asphalt | |
| Original Paving installation completed: | |||
| 1st Year | Restripe Lot | $4,000 | $4,000 |
| 2nd Year | Restripe Lot | ||
| 3rd Year | 2 Coat sealcoat application and restripe | $33,000 | $4,000 |
| 4th Year | Restripe Lot | ||
| 5th Year | Restripe Lot | $4,000 | $4,000 |
| 6th Year | Restripe Lot | $4,000 | |
| 7th Year | 2 Coat sealcoat application and restripe | $33,000 | $4,000 |
| 8th Year | Restripe Lot | $4,000 | |
| 9th Year | Restripe Lot | $4,000 | $4,000 |
| 10th Year | Restripe Lot | $4,000 | |
| 11th Year | 2 Coat sealcoat application and restripe | $33,000 | $4,000 |
| 12th Year | Overlay lot with 1 ½” of asphalt and restripe | $305,000 | |
| Total Cost after 12 Years: | $111,000 | $341,000 | |
| Total Cost per square Yard over 12 Years: | $3.70/SY | $11.37/SY |
If you sealcoat your parking lot every four years, you’ll of course spend more money in the short term, but it will be well worth it in the long run.
When left untreated, asphalt will deteriorate rapidly. The asphalt binder that holds the pavement together begins to oxidize and weather soon after installation. Moisture penetrates the asphalt causing further damage and deterioration to the pavement. Eventually, your once beautiful parking lot will need to be replaced.
Sealcoating from PTG Enterprises
PTG Enterprises is a full service commercial asphalt and concrete contractor in Maryland well positioned to meet your facility’s needs. We have been in the asphalt paving business for more than a decade, paving thousands of miles of asphalt lots. During this time, we have learned the importance of not only producing high quality work, but also using high quality materials. That is why we are proud to be the local SealMaster® supplier in the Baltimore area.
Contact Us Now For A Proposal!
Our knowledgeable estimators will also inspect your pavement and make several suggestions to address future maintenance issues and help you better plan your CAM budget.
To learn more about Parking Lot Sealcoating, please contact PTG Enterprises aka My Pavement Guy today by calling 410-636-8777! You can check us out on Facebook and Twitter as well!
Tags: Sealcoating
