Asphalt Parking Lot Repair: Sealcoating & Resurfacing

When it comes to asphalt parking lot repair, a commercial asphalt company might suggest patching and sealcoating or complete resurfacing. Both of these services are essential methods for maintaining and prolonging the life of your parking lot, but do you need both or just one of these services? Let’s take a look at each option to determine which might be the best for your needs.

Sealcoating: A Brief Overview

Sealcoating a parking lot is essentially adding a protective layer to the surface of the asphalt pavement. This has several benefits, including:

∙      Protection: Sealcoating shields the surface from oxidation and water penetration, which can lead to cracks and potholes. Sealcoating also protects against UV rays, and, here in Florida, parking lots are subjected to plenty of heat, rain and sunshine, which can take their toll on asphalt pavement.

∙      Aesthetic Appeal:  Sealcoating provides a fresh, uniform black appearance, enhancing the visual appeal of parking lots.

∙      Cost-Effectiveness: Sealcoating is relatively inexpensive compared to resurfacing, making it a cost-effective maintenance option.

∙      Extends Lifespan: Regular sealcoating can significantly extend the lifespan of the asphalt surface by preventing damage. We recommend that you seal coat a parking lot about every two years or sooner if you notice that stains are becoming difficult to clean and small cracks are beginning to form. 

If your lot is in good to fair condition with only minor surface damage, cleaning and sealcoating may be all you need to do to keep your lot in good shape. In addition to regular sealcoating from a quality commercial asphalt company, ensuring that you regularly clean your lot and that the lot has adequate drainage will go a long way toward extending the life of your asphalt paving.

Asphalt Milling

Before we move on to resurfacing, let’s discuss another common step, which is milling. Often, before we provide resurfacing services, we also provide customers with asphalt milling. Asphalt milling involves the removal of the top layer of an existing asphalt surface. This process uses a specialized machine called a milling machine or cold planer, which grinds down the asphalt to a predetermined depth, typically a few inches. The primary goals of asphalt milling are to:

∙      Remove damaged or deteriorated layers of asphalt.

∙      Improve the surface profile and smoothness.

∙      Prepare the surface for a new overlay or resurfacing.

∙      Adjust the thickness of the pavement to match the surrounding areas, such as when altering the grade for drainage purposes.

Milling can be used for full-width pavement removal or localized repairs, such as correcting ruts, cracks, or uneven surfaces. Milling allows for precise control over the depth of asphalt removal, which is essential for achieving the desired pavement thickness and profile. The removed asphalt material, known as millings, can be recycled and reused in new asphalt mixtures, making milling an environmentally friendly process.

A Look At Resurfacing

Asphalt resurfacing, also known as an overlay, involves applying a new layer of asphalt over the existing pavement surface. This process is typically done after any necessary milling or repair work has been completed.

With resurfacing, paving contractors can restore the smoothness and boost the appearance of the parking lot. This also can extend the lifespan of your asphalt parking lot and address surface-level issues such as minor cracks without having to remove the entire existing asphalt. Resurfacing typically involves adding a new layer of asphalt that is 1.5 to 3 inches thick, depending on the existing pavement's condition and the expected traffic load.

Resurfacing is a more cost-effective option than complete pavement reconstruction, as it requires less labor and materials, but if the lot has serious structural issues, you may have no option but to replace the lot. Our commercial asphalt paving contractors do offer expert excavation and investigation services. If your lot seems to constantly have problems, beyond what would be expected with normal wear and tear, it can be smart to contact our team and have us investigate the issue. 

Drainage & Regular Maintenance: Preserve Your Lot!

Hiring the best asphalt paving contractors for commercial asphalt paving and repairs is crucial, but it’s also important to ensure that your lot has been graded properly and has adequate drainage. In Florida, where severe weather is common, water damage can wreak havoc on your asphalt parking lot and good drainage can go a long way toward preserving your asphalt and preventing issues such as cracking, buckling and potholes.

Additionally, regular cleaning is a big part of parking lot maintenance, and we recommend sweeping or blowing away any debris. For instance, piles of leaves can hold in moisture and this moisture can damage your asphalt. Spills, such as oil or food, also should be cleaned up as quickly as possible to avoid damaging the seal coat and the underlying asphalt. Redirecting heavy traffic and limiting access to heavy vehicles also can help preserve your lot.

If you do start to notice minor cracks or stains are not cleaning up easily, we recommend that you contact an asphalt paving company as soon as possible. We can make any necessary repairs to your lot and seal coat the parking lot before small problems become huge issues.

Need Asphalt Parking Lot Repair? Contact Quality PLM

Quality Parking Lot Maintenance is a top-rated, Tampa-based commercial asphalt company delivering expert asphalt paving services to clients throughout the state of Florida. Whether you need parking lot repair services, seal coating, milling, line striping or another of our services, we have the experience needed to tackle any job, large or small. Contact us today to discuss your paving and repair needs, and we will provide you with a free cost estimate for our parking lot repair and paving services.