Asphalt driveways and parking lots can be a significant investment for both homeowners and business owners. To protect this investment, regular maintenance is crucial. Two popular maintenance options for asphalt driveways and parking lots are sealcoating and resurfacing. While both options serve the same purpose of preserving and extending the lifespan of the asphalt, they differ in their processes, benefits, and cost. The main difference between the two is that sealcoating is a preventive measure that helps protect the surface of the asphalt, while resurfacing involves removing and replacing a layer of the asphalt.
Sealcoating is a protective layer applied to the surface of the asphalt. It is a thin layer of either coal tar pitch or asphalt emulsion mixed with water, silica sand, and other additives. This layer seals the pores and cracks on the asphalt surface, protecting it from moisture and UV rays. It also enhances the appearance of the asphalt, giving it a dark black color and a smooth finish. Sealcoating can be applied every 2-3 years, depending on the level of wear and tear on the asphalt.
Sealcoating should be done when the weather is dry and temperatures are above 50 degrees. This will allow the sealcoating to dry properly and adhere to the asphalt surface. It is best to avoid scheduling sealcoating during rainy or humid weather as this can cause the sealcoating to peel and not adhere correctly.
Protection and Preventative Maintenance
Sealcoating protects the asphalt from damage caused by moisture, UV rays, and other environmental factors. It also prevents oxidation, which can cause the asphalt to become brittle and prone to cracking. It's a cost-effective way to prevent damage to the asphalt and extend its lifespan. It's best for newer asphalt that is in good condition with minimal cracks and damage, or even for helping to prevent further damage in asphalt that already has minor damage.
Enhances Appearance
Sealcoating gives the asphalt a smooth, dark black finish, enhancing its appearance and curb appeal.
Cost-Effective
Sealcoating is a cost-effective option for maintaining asphalt, and less expensive than resurfacing, making it a good choice for those with a tight maintenance budget.
Quick Application
Sealcoating can be applied quickly and easily. The process typically takes a few hours, and the asphalt can be used within 24-48 hours after the sealcoating has been applied.
Asphalt resurfacing is the process of removing the top layer of the existing asphalt and replacing it with a new layer. This process involves several steps, including removing debris and vegetation from the surface, repairing any cracks or potholes, and applying a new layer of asphalt. Resurfacing is typically done when the driveway or parking lot has damage, such as large cracks, and other signs of wear and tear. If the asphalt is older and has reached the end of its lifespan, resurfacing can add 10‑20 years to its life. This is also a good option if the asphalt has been previously resurfaced and the layer is now worn out.
Asphalt resurfacing can be done anytime during the year, but it is best to schedule it during warmer months when temperatures are above 50 degrees. This will allow the asphalt to dry properly and set, ensuring a smooth and durable surface.
Extends the Lifespan of the Asphalt
Asphalt resurfacing can extend the lifespan of the asphalt by up to 20 years.
Repairs Damage
Asphalt resurfacing can help fix some types of damage, including small to moderate potholes and cracks. However, if the damage is extensive or the driveway or parking lot has deep structural issues, it may need to be replaced entirely.
Enhances Appearance
Resurfacing gives the asphalt a fresh, uniform appearance, enhancing its curb appeal.
Increases Property Value
Resurfacing can significantly improve the appearance and safety of the asphalt, which can increase the value of the property. And in the case of asphalt parking lots for businesses, an attractive and safe parking lot can actually help attract customers.
Determining whether sealcoating or resurfacing is the best option depends on several factors, including the age and condition of the asphalt, the level of wear and tear, and the budget available for maintenance. Choosing between sealcoating and asphalt resurfacing depends on the condition of the asphalt surface and the property owner's goals. If the asphalt surface is in good condition and the goal is to maintain and protect it, sealcoating is the better option. If the surface has some damage or has reached the end of its useful life, resurfacing is the better option. Remember that sealcoating is a temporary solution that must be done every 2‑3 years, while resurfacing provides a longer-lasting solution that can last up to 10‑20 years with proper maintenance.
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