Yes. Asphalt sealcoating is important.
When it comes to asphalt maintenance, one of the most debated topics among property managers, facility directors, and homeowners on Long Island is the importance of sealcoating. Whether you’re responsible for a sprawling industrial complex or you simply want to prolong the life of your home’s driveway, sealcoating should be a cornerstone in your blacktop pavement management plan.
The Science of Sealcoating
What is asphalt sealcoating? Let’s start with what is asphalt or blacktop first. Asphalt is a mixture of various sizes of aggregates bonded together with bitumen, a sticky, black, oil-based substance. While asphalt is incredibly durable, it’s not completely resistant to wear and tear. Rain, snow, UV rays, and traffic all contribute to the gradual breakdown of the surface. This is where sealcoating comes in.
Sealcoating is essentially a protective layer applied over the asphalt. Think of it as sunscreen for your parking lot or driveway. It protects against harmful elements, including water penetration, which is the number one enemy of asphalt.
Benefits for Commercial and Industrial Property Owners
- Cost Savings: The cost of repairing or replacing an asphalt surface can be astronomical. Sealcoating is a proactive and cost-effective way to extend the lifespan of your pavement by up to 30%.
- Improved Appearance: Nothing refreshes the look of a weathered parking lot like a fresh coat of sealant. It not only enhances the aesthetic appeal but also projects an image of professionalism.
- Safety: A well-maintained surface minimizes the risk of slips, trips, and falls, which can save you from potential legal issues.
Advantages for Homeowners
- Increased Property Value: A well-maintained driveway is often one of the first things people notice when they visit or pass by your home. Sealcoating enhances curb appeal, and by extension, the value of your property.
- Reduced Long-Term Costs: Though it might seem like an unnecessary expense, the relatively low cost of sealcoating can save you significant amounts of money in long-term repair or replacement costs.
- Low Maintenance: Sealcoated surfaces are easier to clean and maintain. Sweeping, snow removal, and even washing your car becomes much simpler when the surface is smooth and sealed.
When Should You Sealcoat?
Typically, a new asphalt surface should be seal-coated within the first year of its installation and then every 2-3 years thereafter. If you’re unsure, give PaveMaster a call or email for personalized advice tailored to your specific needs.
Conclusion
Seal coating is more than just a cosmetic enhancement; it’s an investment in the longevity and resilience of your asphalt surfaces. Given its benefits in cost-saving, safety, and aesthetics, the answer to whether sealcoating is essential is a resounding yes. For both commercial and residential properties, it’s a small step that leads to significant gains.
Don’t wait for signs of wear and tear to show; take proactive measures to safeguard your asphalt investment today.
We use products from Velvetop
Here is the sealer that we use. Learn more at our Asphalt page of services. We are the professional choice in Nassau County, Suffolk County, Brooklyn and Queens.
Parking Lots on Long Island – Concrete or Asphalt?
Both commonly used materials for paving roads, sidewalks, parking lots and residential property spaces. Simply – Asphalt performs best in colder climates. Cost effective. Easy to install, maintain and repair.
Concrete performs best in hot climates. It is very durable. While asphalt is commonly used for the majority of parking lots on Long Island, concrete is used strategically in specific areas for various reasons. We have you covered with both with our expert asphalt and concrete teams at PaveMaster.
- Cost-Effectiveness: Asphalt tends to be more cost-effective upfront compared to concrete.
- Climate Considerations: Asphalt might be more suitable in colder climates since it’s less likely to crack from freeze-thaw cycles. Conversely, concrete might be preferred in hotter climates as it doesn’t soften under high temperatures.
- Installation Speed: Asphalt can be laid down and completed more quickly than concrete, making it a good choice for projects with tight timelines.
- High-Traffic Areas: Concrete is often used for high-traffic areas within a parking lot, such as entrances, exits, and drive lanes. Its durability and resistance to heavy loads make it suitable for these areas where wear and tear are more pronounced.
- Longevity: Concrete generally has a longer lifespan than asphalt, but this can vary based on factors like traffic load and maintenance practices.
- Maintenance: While asphalt requires regular maintenance, such as sealing and occasional repairs, it’s typically easier and less expensive to fix compared to concrete.
- Feel and Noise: Asphalt provides a smoother and quieter ride, which can be an essential consideration for roads and highways.
When to use Concrete with Asphalt? - Curbs and Islands: Concrete is commonly used for curbs, islands, and medians within a parking lot. Its ability to maintain a consistent appearance and shape over time is advantageous for these features that may experience vehicle impacts or require clear delineation.
- Pedestrian Pathways: Concrete is an excellent choice for pedestrian pathways, sidewalks, and crosswalks within a parking lot. Its smooth surface and resistance to cracking provide a safe and stable walking surface.
- Wheel Stops and Bumpers: Concrete is used for wheel stops and bumper blocks that define parking spaces and prevent vehicles from overextending into pedestrian areas or neighboring parking spaces.
Concrete is perfect for heavy traffic
The use of concrete instead of asphalt for roadways in delivery hubs can be attributed to several factors:
- Durability: Concrete is known for its durability and long lifespan compared to asphalt. It can withstand heavy loads and constant traffic over extended periods without significant deterioration. In delivery hubs, where there is a high volume of vehicles and heavy trucks, concrete can provide a robust surface that can handle the continuous stress and weight.
- Load-bearing capacity: Concrete has superior load-bearing capacity compared to asphalt. It can support heavy vehicles and equipment commonly found in delivery hubs without experiencing significant deformation or structural damage. This is crucial for ensuring safe and reliable transportation within the hub, especially when dealing with large shipments and industrial machinery.
- Resistance to oil and chemical spills: Delivery hubs often deal with vehicles that may leak oil or other chemicals. Concrete has a higher resistance to such spills compared to asphalt, which can be susceptible to damage and staining from oil and chemical substances. Concrete surfaces are easier to clean and maintain in these situations, ensuring a safer and more presentable environment.
- Reduced maintenance requirements: While initial construction costs for concrete roadways may be higher than those for asphalt, concrete generally requires less maintenance over its lifespan. It is less prone to cracking and potholes, resulting in fewer repairs and associated costs. This advantage is particularly beneficial for large-scale operations like delivery hubs, where minimizing disruptions and maximizing efficiency is crucial.
- Enhanced visibility: Concrete roadways tend to have a lighter color compared to asphalt, which can improve visibility, especially in low-light conditions. This can be beneficial for vehicle operators and pedestrians within the delivery hub, contributing to overall safety and reducing the risk of accidents.
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Fun Stuff
2 Billion tons of cement (one of the main ingredients of Concrete) are produced each year.
6 Billion cubic meters of concrete are produced every year. That’s 1 cubic meter for every person on earth.
Concrete is used more than any other man-made material on the planet.
Thomas Edison held 49 patents related to concrete. We are not sure if the concrete light bulb worked or not but have yet to see one.
In 1891, Bellefontaine, Ohio became the location of the first concrete street in America. It was only 9 feet wide and 24 feet long.
The world’s longest concrete road is the Pennsylvania Turnpike. It stretches for more than 550 miles.
The MIT Concrete Sustainability Hub brings together leaders from academia, industry, and government to develop breakthroughs using a holistic approach that works to achieve durable and sustainable homes, buildings, and infrastructure in ever more demanding environments.
What are you working on?
Need some expert advice on all things pavement related? We are here to assist you to get the most value, beauty and life out of your property investments.
Asphalt Resurfacing Saves Time and $
New Tenant
= New Asphalt
For a new anchor store in a shopping center in Hempstead – milling and paving was a great way to freshen up the look and feel of the shopping experience. Milling + Paving is a cost effective solution to have new asphalt again.
Milling + Paving 101
There are several advantages to milling and paving an old parking lot versus completely ripping out the existing pavement and starting over.
- Cost Efficiency: Milling and overlaying is less expensive than a complete tear out and replacement because it utilizes the existing base material. You’re only removing and replacing the top layer of asphalt, rather than the whole structure.
- Time Savings: Milling and paving can be accomplished more quickly than complete reconstruction. The speedier process means less disruption for businesses, customers, or residents using the parking lot.
- Environmentally Friendly: Milling is more environmentally friendly because the removed material can be recycled and reused in new asphalt or other construction projects.
- Structural Integrity: If the existing pavement base is still in good condition, milling allows you to keep the strong base while still getting a new surface. The process effectively corrects surface distresses, such as cracks or ruts, giving you a smoother ride quality and increasing the lifespan of the parking lot.
- Less Disruption to Surrounding Infrastructure: Milling and paving is less disruptive to the surrounding environment. For instance, with complete reconstruction, it might be necessary to alter surrounding landscaping, curbs, or drainage systems. This is less likely with milling and paving.
However, it’s important to note that milling and paving may not always be the best choice. If the base layer of the parking lot is significantly damaged or degraded, a full reconstruction might be more cost-effective in the long term, despite the higher initial cost.
What are you working on?
Need some expert advice on all things pavement related? We are here to assist you to get the most value, beauty and life out of your property investments.
Recent Work
For a new build out of 2 hotels in Queens, thanks to the collective strengths, capabilities and diverse skill sets of our team – here is some of what we accomplished:
- Site work
- Drainage
- Concrete sidewalks. curbs, ramps and walls
- Masonry driveways, entrances and walls
- Asphalt driveways and parking area
- Signage and markings
Parking Lot Drains
Trench Drains
Trench drain for parking lots and driveways alternatively known as channel or linear drains, have particular advantages over other types of drainage systems that make them an excellent choice for parking lots, particularly in areas like the Northeast US that experience substantial rainfall and snowfall.
The distinct advantages of trench drains include:
- Efficiency in High Water-Volume Areas: Trench drains are designed to manage high volumes of water, making them particularly effective in parking lots, where water from a large surface area is concentrated. Unlike other drains, they have a long and narrow design, creating a larger surface area for capturing and diverting water.
- Versatility in Directional Water Flow: Unlike point drains that rely on the ground being sloped towards them, trench drains work effectively on a flat surface by directing the water flow in one specific direction. This can be particularly beneficial for larger parking lots, where sloping the entire area might not be practical.
- Avoiding Water Backup: Point drains can become overwhelmed with heavy water flow or blocked with debris, causing water backup. The design of trench drains, however, allows water to continue to flow along the length of the drain if one part is blocked.
- Ease of Maintenance: Trench drains are easier to clean and maintain because their design allows for simple access and inspection.
- Safety and Comfort: Unlike point drains, trench drains are not a tripping hazard as they are flush with the ground and can be designed to blend with the surface, thus maintaining the aesthetics of the parking lot.
Trench drains are commonly installed at the entrances and exits of parking lots where water tends to accumulate due to the large, flat surface area. They can also be found along the perimeter of a parking lot, or strategically placed in areas with a high propensity for water pooling.
In summary, the strategic application of trench drains in a parking lot design can effectively manage stormwater, protect your investment, and ensure the safety of all users.
As a comprehensive provider of exterior property services, we are fully equipped to not only install and repair trench drains but also manage a wide range of other drainage systems. Here is the link to our Drainage page
What are you working on?
Need some expert advice on all things pavement related? We are here to assist you to get the most value, beauty and life out of your property investments.
New Restaurant in Islip. Re-using old pavers – add ADA ramp, sidewalks and drain to existing patio.
Keith Regan and crew use curves in this design to add simple elegance.
Masonry Value Adds
- Durability: Masonry materials such as brick, stone, and concrete are extremely durable and can withstand heavy foot traffic, harsh weather conditions, and other wear and tear. This means that masonry features like driveways, walkways, walls, and patios can last for many years without needing frequent repairs or replacements.
- Aesthetics: Masonry materials can add a classic and timeless look to any property. With a wide range of colors, textures, and patterns available, masonry can be used to create a unique and attractive design for any area of your property.
- Increased Property Value: Adding masonry to your property can increase its value by enhancing its curb appeal and overall aesthetic appeal. This can be particularly important if you are planning to sell your property in the future.
- Low Maintenance: Masonry features are generally low maintenance, requiring little upkeep beyond occasional cleaning and sealing. This can save you time and money in the long run.
- Safety: Masonry features like walls and walkways can help to prevent accidents by providing a sturdy and safe surface for walking, as well as by defining boundaries and creating barriers.
Is Sealcoating worth it?
Value Adds
- Prolonged pavement life: By slowing down the rate of deterioration, seal-coating can extend the service life of the pavement. This can delay the need for more expensive repairs or replacement.
- Enhanced appearance: A freshly sealcoated parking lot can improve the appearance of the property, which can attract more customers or tenants and potentially increase property value.
- Reduced maintenance costs: Regular sealcoating can help prevent the formation of cracks and potholes, which can reduce the need for frequent and costly repairs.
- Improved safety: A well-maintained parking lot with clear markings and a smooth surface can reduce the risk of accidents and the potential for liability claims.
Sealcoating makes fiscal sense.
Fresh Start to the Season
Applying sealcoat in the spring protects the pavement from the wear and tear of the summer months. Did we mention how it good it looks?
Parking Lot + Larger projects = More time
Parking lot repairs and maintenance services are fairly easy to schedule – but for larger projects – you should be looking at scheduling now to get this on the 2023 calendar.
Schedule early for:
- Asphalt Maintenance and repairs
- Resurfacing
- Milling & Paving
- New Construction
- Drainage
- Concrete projects
- Masonry projects
- Site-work
What does your parking lot need?
The most common types of repair and maintenance for parking lots to extend the life of the pavement include:
- Sealcoating: This is the process of applying a protective coating to asphalt-based pavements to provide a layer of protection from the elements: water, oils, and U.V. damage. Typically, it is recommended that asphalt surfaces be sealcoated every two to three years, depending on the level of wear and tear.
- Crack Sealing/Filling: Over time, due to various factors such as thermal expansion and contraction, water infiltration, and heavy loads, cracks may develop in the pavement. It’s essential to fill these cracks as soon as they appear to prevent them from growing and causing more significant damage. There are different types of crack fillers, including hot-applied and cold-applied ones, which are chosen based on the type and size of the crack.
- Pothole Repair: Potholes are both a safety hazard and an aesthetic issue. They usually form due to water seeping into the pavement through cracks and then expanding when it freezes. There are various methods for pothole repair, such as throw-and-roll, semi-permanent, spray injection, and full-depth patching. The method chosen often depends on the size and severity of the pothole.
- Line Striping: Over time, parking lot lines can fade due to weather conditions and general wear and tear. Regular re-striping is necessary for maintaining a safe and organized parking lot. It’s also an opportunity to reassess the layout and make changes to improve traffic flow or increase parking capacity.
- Drainage Maintenance: Proper drainage is crucial for the longevity of a parking lot. If water pools on the asphalt, it can infiltrate the surface and cause damage. Regular inspections and maintenance of catch basins, drain inlets, and other drainage structures help prevent these issues.
- Sweeping and Cleaning: Regular sweeping and cleaning can help extend the life of a parking lot by removing debris that can damage the surface over time. It also enhances the overall appearance and safety of the parking lot.
All of these are part of a proactive maintenance strategy that can significantly extend the life of a parking lot, saving money in the long term by delaying costly full-scale repaving.
We look forward to hearing from you.
Crackfilling early and consistently
There are significant cost savings in the long run if crack filling, is performed on asphalt pavement in a parking lot. Addressing cracks early and consistently can prevent the need for more extensive and expensive repairs later on. Here are some reasons why:
- Prevention of water infiltration: Crack filling prevents water from seeping into the pavement’s base and sub-base layers, which can cause significant damage and lead to more severe pavement failures, such as potholes and alligator cracking. Water damage can be costly to repair and may require complete pavement replacement in extreme cases.
- Extended pavement life: Regular crack filling can help extend the life of your pavement by slowing down the rate of deterioration. This means you won’t have to invest in a full pavement replacement as quickly, saving you money in the long run.
- Reduction in additional repair costs: By addressing cracks early, you can prevent more extensive damage and reduce the need for other costly repairs, such as patching or resurfacing.
- Enhanced safety and aesthetics: Regular maintenance can help prevent accidents and liability issues caused by damaged pavement, as well as maintain a more attractive appearance for your property, which can contribute to property value and customer satisfaction.
- Lower lifecycle costs: Although there are costs associated with regular maintenance, the overall lifecycle cost of well-maintained asphalt pavement is generally lower than that of neglected pavement. This is because the cost of major repairs or replacement can far exceed the costs of regular maintenance.
In summary, regular crack filling and maintenance can lead to significant cost savings over time by extending the life of your asphalt pavement, reducing the need for expensive repairs, and maintaining an attractive and safe parking lot.
Equipped with our expert knowledge and advice we can assist you on what needs to be addressed sooner and what can be planned for later. We look forward to hearing from you.
Parking lots take a lot of abuse.
Spring is the time to walk your property and check to see how it did last year. Being proactive with parking lot repairs and maintenance and repairs – saves money. We can help you with our free professional assessment of your Commercial exterior property pavement.
Fun Fact – Cracks will form into a pothole normally within three years. A single pothole can cost as much to repair as several years’ worth of crack sealing. Multiply that by the number of potholes that formed with repairs needed and…you do the math.
What we look for
The first area of an asphalt parking lot that will likely deteriorate the fastest is typically the areas that are exposed to the most stress, such as:
- High-traffic areas
- Areas with tight turns,
- Edges of the parking lot
- Where vehicles frequently enter and exit,
- The area around storm drains
Evaluate
- Potholes
- Cracks
- Storm Drains
- Pavement Markings
- Entrances / Exits
- Curbs / Sidewalks
Repair
- Potholes
- Sinkholes
- Drainage
Maintain
- Crack fill
- Patch
- Raise storm drain covers
- Seal coat
- Pavement markings
Equipped with our expert knowledge and experience you can easily decide on what needs to be addressed sooner and what can be planned for later. We look forward to hearing from you.
Autumn is the time to protect your pavement for the upcoming Winter. A scheduled program of pavement maintenance that includes sealcoating and crack filling can more than double the life cycle of your asphalt pavement while providing maximum curb appeal.
How do you maintain asphalt?
Address cracking early to keep water out from under your pavement. Water gets in. It freezes. It erodes base materials ultimately resulting in potholes and pavement failure.And eventually, over time, nature wins and breaks apart the asphalt.
Filling cracks with crack filler stops the entrance of water and the rate of deterioration of the pavement is significantly slowed.
Sealcoating protects.
Asphalt sealcoating protects and beautifies at the same time.
Asphalt pavement is mostly rock and/or stone and gravel, along with a binder. The rock, or aggregate, is held together with this binder known as asphalt cement. Maintaining this binder is essential to preserve the service life of asphalt surfaces. Rain, U.V. rays, and chemicals, as they are introduced into the asphalt, will degrade the binder and thus begin the degradation process of the asphalt. This will continue and create a surface that turns brittle. The earlier an asphalt sealer can be applied in the life cycle of asphalt the better.
We are proud to use the sealing and crack filling products from VelveTop and SealMaster. Click their links to learn more about why their products are the best on the market.
Got parking lots? You’ve got potholes.
There’s good news, bad news and then there are potholes. Good news. We fix potholes.
When someone has an emergency, we will make a repair happen. We have two or three crews going out every day in the spring, whether it’s using the Hotbox or the infrared truck – we can send out any size crews.
Together we will survey those parking lots once the last snowfall is done. Fix them now before it becomes an issue or even a liability. Start scheduling for your pothole repair. Get us out there early.
Cinco de Speed Bump.
- A speed bump is known as a sleeping policeman in British English, Maltese English and Caribbean English.
- Technically speed bumps are a class of traffic calming devices that use vertical deflection to slow motor-vehicle traffic in order to improve safety conditions. Got that?
- Traffic Calming?
Yes. They combat speeding to make it a safer (or calmer) parking lot or neighborhood. But sometimes they are not driver calming. - June, 1906. Chatham, New Jersey had an early implementation of what might be considered speed bumps today. They raised its crosswalks five inches above the road level. The average automobile’s top speed at the time was around 30 mph.
- We install and repair all forms of traffic calming devices. Including Speed HUMPS. Found on residential streets where they slow down vehicles but do not attempt to stop like speed bumps are designed to do.
The Right Way
What we mean by building it right is – We build it with two lifts of asphalt. To help offset the increased weight from more delivery trucks and to allow for better give and take with the freeze/thaw that happens here in the Northeast – We make it a heavy duty spec.
This will definitely help your driveway stay stronger and last a lot longer.
Actually it is.
John Doerrier started, what is now PaveMaster, with one of the first professional sealcoating businesses in 1979. With his 3 children and 6 grandchildren – that makes it Grandfather’s sealcoat.
Protection
With 43 + years of experience we know that asphalt should be protected with sealcoat every 3 to 5 years. Doing so greatly increases the years you will get out of your asphalt investment.
Safer
The deep rich, black color makes all traffic, handicap and parking markings stand out.
More Beautiful
Did we mention the “deep rich, black color”? It makes every building, grounds and property look their best.
Asphalt 
Masonry