During the repair process, our goal is to keep your property open during the entire work process. Sometimes, our work requires that some customer traffic be re-routed in order to ensure the work is completed properly. We understand your store needs to stay open and we will work with you to ensure things go smoothly. During the entire process, our crews will cooperate with you and try to accommodate your suggestions.
Scope of work to be performed
Sealcoating of Parking Lot |
- Sealcoat, Crackfill, and Pavement Markings (a.k.a. Asphalt Maintenance)
- In order to keep your parking lot open, we perform the sealcoat work in sections. The process is as follows:
- Prepare the lot for sealcoat by sweeping and blowing the lot clean of debris, sand, and other substances that would negatively affect sealcoat's adherence to the surface.
- Cracks are cleaned and filled with a poly-fiber reinforced joint sealant. This ensures that water and other materials do not seep under your pavement thru the cracks and jeopardize the entire parking lot.
- Oil stains in parking stalls and most oil stains in travel lanes (i.e., outside service bays) are chemically treated in order to prevent repelling of sealcoat when applied. Please understand that some oil spots may come thru the sealcoat because of the many layers accumulated over time.
- Sealcoat is applied to a section of the parking lot in one coat. As the first area dries and cures (see Curing Times below), preparations are made on a second area. Area 2 is then sealcoated as traffic and customers use area 1. This is repeated until there are two coats throughout the parking lot and a third on travel lanes and entrances.
- After the sealcoat has sufficiently cured, which could take 24 hours, the pavement markings are applied to the parking lot. This includes parking stalls, arrows, stop bars, Do Not Enter designations, and handicap designations. Please keep in mind that old pavement markings will always be visible because of the nature of the paint used. We do our best to ensure that new markings will be more visible to avoid confusion.
- Paving repairs
Paving repairs in process |
- Paving repairs are usually a much less intrusive process than asphalt maintenance. During this scope, we are removing and replacing the broken or failed asphalt in your parking area, often including areas surrounding drains and at service bay entrances/exits.
- As with asphalt maintenance, we will work around the traffic conditions at your store and ensure that customers always have access to a service bay and the lobby as well as being able to enter and exit the parking lot. At some point, one of your entrances may be closed but we will do our best to ensure customers always have access to your establishment.
- Paving repairs should be performed prior to asphalt maintenance.
- Extensive paving or construction work
- Depending on the scope of work being performed, a specific list of scopes and expectations will be sent to you regarding the work to be performed. Prepare the lot for sealcoat by sweeping and blowing the lot clean of debris, sand, and other substances that would negatively affect sealcoat's adherence to the surface.
Preparation and work requirements
- Vehicles on the Parking Area
- As our work requires access to the parking lot surface, we ask that parked vehicles including employee vehicles, be removed in order to complete work.
- Customer traffic will be allowed to flow throughout the work performance and we will work with you to ensure all customers are able to access a service bay, the lobby, and enter and exit the parking lot throughout the process. Please keep in mind that we will need to close each of your bays at some point, but customer will always have access to a bay and to the lobby at all times.
- Sprinklers and surface conditions
- As our work on the parking lot requires a dry area, we ask that you please shut your sprinklers off for the duration of our asphalt maintenance work.
- Along the same lines, please understand that our work performance is at the mercy of cooperative weather. We apologize in advance for having to occasionally reschedule work; it is the nature of our industry.
- Curing times
Cured and finished Sealcoating |
- As the materials we use for sealcoat require sufficient dry time in order to ensure resilience and durability, we ask that customer traffic and parking be prevented on work areas until our crews are able to open the areas. Again, sufficient traffic lanes and parking spaces will always be provided to keep your store open, but please do not open areas until the sealcoat has sufficiently dried.
- depending on the weather and exposure to the sun, sealcoat dries in between 2 to 24 hours. Typically, each coat of sealcoat dries in around 2 hours.
- Pavement markings should not be applied immediately after sealcoat to prevent fading and discoloration of the markings. Ideally, waiting 5 to 7 days for markings is suggested but not always feasible.
- Pavement markings dry in as little as 15 minutes after application, also depending on the weather and exposure to the sun. This scope does not require curing times and can be performed during normal business hours without interference to customers and business operations.
Expectations of results
- Prevention of wearing and fading
- Sealcoat on busy locations usually lasts up to two years. Depending on the traffic, the weather (including winter snow and plowing), and other variables sealcoat could begin to fade by 18 months.
- Parking lots should be regularly maintained not only because of the high volume of traffic but because of the prevalence of harmful substances like motor oil which can quickly and easily deteriorate and destroy pavement.
- Sealcoat is not a new parking lot
- Please understand that, although your parking lot will look fresh and clean, sealcoat and asphalt maintenance does not contribute or improve the pavement's grade, drainage, or rutting. Sealcoat is intended as a maintenance measure, not as a corrective measure.
- Warranties
- Sealcoat is guaranteed against peeling and flaking for up to one year. However, we will stand by our work in good faith to make sure you are satisfied
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