Seal Coating (FAQ'S)

Does seal coat cover oil spots and stains?

Usually, yes...

 If necessary, oil, grease, and gasoline stains will be specially treated and in extreme conditions, an area will be coated using an oil spot bonding agent. This is important since sealer will not adhere properly to any petroleum products. In the case of excessive oil damage, asphalt repair may be the only remedy.

Note: We cannot warrant areas severely saturated with petroleum spots.

Why is asphalt maintenance important?

Your asphalt will deteriorate over time due to the harsh effects of gas, oil, salt, and sun oxidation. Implementing a program of seal coating and asphalt maintenance every 2-3 years will extend the life of your pavement up to 300%! Asphalt maintenance involves preventive measures such as seal coatingcrack repair, and patching to help protect your asphalt investment.

Applying seal coat will protect your pavement while providing an attractive new appearance that will increase your property value and keep your facility looking first class. It can save you a lot of money in replacement costs!

What should I do to prepare my site for seal coating?

We need access to the entire area to be sealed. Depending on project size and customer preferences, we can complete one half of a project at a time. We will need an access key or a facility maintenance person to grant us access to any fenced areas with locked gates. Lawn sprinklers must be shut off until the project is completed.

We appreciate your cooperation. It helps minimize the amount of inconvenience to all of us.

What type of sealer do you use?

Asphalt Management Inc. uses Seal Pave asphalt pavement sealer which is a coal tar emulsion sealer. Seal Pave is made from refined coal tar, selected clays, water and emulsifiers with a commercial sand load. Sand is a crucial element in the seal coating because it allows for better traction and extends the life of the sealer. This premium commercial grade sealer is not sold in retail stores.

Additives are mixed with the sealer which helps the bonding properties of the sealer. Additives increase toughness, reduce power steering marks, help the sealer to dry quicker and give the seal a much darker finish.

Asphalt Management Inc. is a certified Seal Pave applicator and our mix design is in accordance with the manufacturer’s specifications. For more information visit our seal coating section.

Will my lot be barricaded during and after seal coating?


We will barricade all entrances to your parking lot with a combination of orange traffic cones, red flags or yellow caution tape as deemed necessary.

Before the seal coating, will my asphalt be cleaned?


All pavement surfaces are cleaned thoroughly with high power blowers to prepare for seal coating. We use a wire broom for dirt covered areas and, if necessary, either a power broom or sweeper truck to remove any dirt build-up.

Grass and vegetation will be removed from the pavement with power equipment such as a heat-lance. The pavement will be cleared and blown free with high-pressure blowers once all dirt, silt, grass, vegetation, and so forth have been removed or loosened.
Management Inc. is a full service asphalt paving company. For more information visit our seal coating section.

When can we drive on our lot after seal coating?

You can drive on your lot approximately 24 hours after the seal coat is applied. The fresh sealer must remain barricaded and allowed to cure for about 24 hours depending on the weather conditions. In certain situations, a latex modifier is used for faster drying, so it can be driven on sooner.

“Power steering marks” or scuffs from vehicle tires are sometimes seen following a seal coating project. This usually occurs when a vehicle’s steering wheel is turned while it is standing still. These marks should not require any additional work as they wear out in a week or so.

How is seal coating applied?

We apply asphalt sealer by broom or spray method, depending on the surface and individual needs of the project. Materials are stored at our facility and delivered to each job site in our state of the art tanker trucks. Asphalt Management Inc. is a full-service asphalt contractor. For more information visit our seal coating section.

What is an alligator area?

An alligator area is an isolated area that contains multiples of cracks. This is also referred to as a “spider-web” area. While there are many causes for this, it usually is caused by a weak sub-base or thin pavement. Generally, it is recommended that alligator areas be removed and replaced rather than filled or sealed.

When we repair cracks with hot rubber, this is done in “non-alligator” areas. This means we will do a very limited amount of cracks, if any, in those areas. It is virtually impossible to repair every crack in alligator areas and there really is no reason to do so.

How often should my parking lot be sealed?

A newly laid asphalt parking lot should be sealed within 1 year. Your asphalt should be sealed at least every 2 to 3 years. Many businesses seal every other year. Sealing is an excellent way to avoid expensive repairs and maintain an aesthetically pleasing drive or parking lot.

Here are some factors to consider when deciding how often to seal: How much traffic does the pavement receive? What are the weather conditions? What application methods were used when the sealer was applied? These issues can affect its longevity. Asphalt Management Inc. can evaluate all of these factors and recommend a pavement maintenance plan tailored to your needs.

More Information

  • Pavements that exhibit extensive cracking, base failure or severe surface raveling will not significantly benefit from seal coating.
  • Sealer can be applied using two different methods, squeegee or spray.
  • For additional application longevity, we recommend applying more than one coat of asphalt sealer. Adding a second or third coat is economical and will increase the overall durability.
  • Normal curing time is 24 hours for moderate temperature and humidity conditions.

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