Frequently Asked Questions

Q: Will seal coating save my pavement?

Seal coating is not a cure-all for parking lot maintenance, but if done properly and with the right type of seal coat, it can be known to double or triple the life of your investment.  Depending on the age of your asphalt, type of use the asphalt is intended for, and actual condition of the asphalt can determine what type of seal coat should be applied to the surface if any seal coat should be used at all.

Q: How long until you sweep the loose rock after a chip seal?

Chip seals can be swept up as quick as the same day, or may need to stay in place for 2 to 6 weeks.  The length of time is determined upon type of emulsion used (CRS-2 vs CRS-2P), type of location receiving the chip seal (High Speed Highway vs Low Traffic Parking Lot), and time of year (Hot Humid Summer vs Lower Humidity and Temps).

CRS-2P is a Polymerized emulsion and helps the chip seal set up faster, typically allowing for quicker pick up sweeps.  High speed roads need to be swept faster for safety purposes, but should fog sealed to ensure rock adhesion.  Low Speed Parking lots tend to have more twisting and turning of tires, and should avoid being swept during the hottest times of years.  All chip seals experience aggregate tracking and oil bleeding, even into the next year after application.

Q: When can I drive on my asphalt after a seal coat?

It is recommended you wait 24 hours to drive on a freshly sealed parking lot.  In some cases, this is not possible, so we recommend a minimum of 6 hours to allow the seal coat to at least dry.  Early traffic on a seal coated surface will speed up the wearing of the seal coat in higher traction areas.

Q: How often do you recommend seal coating a driveway/parking lot?

We recommend seal coating your driveway or parking lot every 2 to 3 years to maintain the surface of your asphalt.  Chip seals should be considered every 5 to 7 years.  Consult with your asphalt representative to determine what is the appropriate seal coat solution for your asphalt surface.

Q: Why is my parking lot cracking?

We live in a cold weather state that experiences extreme temperature swings from season to season.  Cracking is a natural reaction to the earth expanding and contracting.  Although there is no way to elimiante or prevent cracking entirely, there are methods and processes available to slow cracking down, minimize the damage caused by cracking, and maintaining cracks once they have developed.

Q: Why do I have potholes?

Potholes form when water protrudes in cracks in the surface and get caught in the asphalt.  When temperatures freeze, and the water expands, the older asphalt surface will break, resulting in a pothole. Depending on the age of the asphalt and amount of intrusion of water can determine the severity of the potholes forming in the surface.

Q: How thick should my asphalt be?

The proper thickness of your asphalt surface is determined by overall use and purpose of your asphalt surface.  Residential driveways are typically sufficient with a 2.5” to 3” asphalt surface.  Normal vehicle traffic parking lots should consider 3.5” to 4” for their asphalt thickness.  Loading docks, and heavier vehicle traffic areas should receive 4 to 6” asphalt surfaces.  Consult with your asphalt representative to determine the proper thickness of asphalt for your asphalt surface.

Q: What steps can I take to protect my new asphalt driveway/parking lot?

Maintaining a new parking lot can be done in 3 simple steps.  Crack seal annually as cracks are formed.  Crack filling is the cheapest maintenance option available.  Second, seal coat the surface every 2 to 3 years.  Depending on the first seal coat application, other seal coat options may be needed to catch the surface back up to speed. Lastly, patch or repair any potholes or alligatored areas that are formed in order to keep your asphalt surface safe and serviceable.

Q: Why is my asphalt pushing up by my concrete?

Asphalt and concrete both experience freezing and thawing, and both react similarly.  Water getting underneath the surface of the asphalt or concrete that freezes in the winter time will push the surface up.  In the spring when the frost comes out of the ground, the surface will settle, and in some cases, sink below it’s original position.  Areas with heavy clay soils tend to experience this phenomenon the worst.

Q: How long will my driveway/parking lot last?

Without any maintenance to a new asphalt surface, a parking lot or driveway should last at least 10 years before resurfacing may be required.  With proper maintenance, an asphalt surface can last 20+ years.  The types of use, water flow, and underlying conditions can all influence the life span of a parking lot.