Sealcoating an asphalt surface, whether a commercial, retail, or residential property is a key element in keeping the property looking new, crisp, and clean. However, the benefits are more than just cosmetic. Using a coal tar sealer will help extend the life of the asphalt pavement by preventing ice, chemicals, water, dirt, and debris from deteriorating the asphalt surface. Sealcoating is typically recommended every other year. However, high-traffic areas (i.e. commercial, retail parking lots, etc.) and/or areas that are exposed to severe weather conditions and salting may require annual applications.
There are a couple methods that can be used to apply sealer. It can be sprayed on or applied with a soft-haired brush. At Jameson Pavement, we highly recommend that sealcoat be applied by hand with a soft-haired brush, especially for the first coat. This method thoroughly saturates the pores of the asphalt and the minor surfaces cracks with sealer to provide a thick rich black protective coat that is sure to last. When sealer is sprayed on, it only provides a thick top coat. If the pavement is well-maintained on a regular basis spraying can prove to be effective, but is more likley to fade and wear more quickly that sealer that is brushed on.
Aggregates in the sealer like “silica sand” and “black beauty” help increase skid resistance and traction, improve wearability and minimize slip liability. Latex additives are often added to improve performance when sealer is applied during high, humid temperatures. Latex additives also improve gas/oil resistance and blacken the color.
Below is a perfect example comparing the wearability of the two application methods. The contractor that completed this job applied the sealer with a brush along the curbline but sprayed the remainder of the surface. As you can see, it has worn more quickly in the area that was sprayed.