Get the Best Driveway Sealer To Protect Your Property Investment
Commercial grade asphalt sealer is the single most important item to buy for professional sealcoating results. This is true for everyone, whether it is a do it yourself job, or sealcoating is your profession. No matter what asphalt crack sealing equipment you use, you must buy a quality sealer, preferably with coal tar, to do the job right.
Table of Contents
- How To Choose The Best Driveway Sealer
- Get the Right Amount of Asphalt Sealer
- Hire a Pro or Do It Yourself?
- Free Asphalt Course
- Coal Tar Sealers
- Do's and Don'ts of Pavement Sealer
- Common Customer Questions
Asphalt Kingdom Sealer
Nothing makes a property look better than a nice slate-black driveway. We offer asphalt sealant in a variety of sizes for your needs:
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With so many options on the market today, how do you choose the right one? It's important that you always choose commercial-grade asphalt sealer from a reputable supplier: otherwise you could be paying for watered-down, inferior product that just won't last when you seal asphalt!
Seal your asphalt for a beautiful, black color on your driveway or parking lot. This doesn't just make it pretty – it also protects your investment and provides it with protection against the elements.
Since asphalt is based off petroleum, it is a flexible material when it is first installed. Eventually the petroleum components of the asphalt, such as bitumen and tar, dry out...leaving a gray, brittle asphalt that is prone to deterioration and cracking. Small asphalt cracks can crack even further, making spider cracks or alligator cracks.
The cracks can get even worse. The spider cracks or alligator cracks weaken the whole area. When these cracks don't get repaired, they form potholes or depressions. Then when these potholes or depressions don't get fixed, the asphalt will become so damaged, that it will need to be replaced completely.
If you Seal Asphalt, it WILL prevent it from drying out and decaying and it will end up saving you thousands of dollars over time.
It is important to keep the asphalt surface sealcoated and maintained with the right commercial grade asphalt sealcoat products. We recommend coal tar sealers. Coal tar is an amazing protector for your asphalt; repelling water and resisting staining from gas, salt, and oil. It will last up to 2 to 3 years, depending on traffic, and is easy to apply.
Get the Right Amount of Asphalt Sealer
Having the right amount of asphalt sealer on hand for your sealcoating job is crucial. You want to finish the asphalt sealcoat in one go, and not run out part way through. After all, once you’ve done all the prep work of cleaning and asphalt crack fill you do not want to have to stop and wait to get more asphalt sealer! This could affect how seamless the sealcoat looks, and you could end up with 2 different colors of black.
Measure The Area To Be Sealcoated: To get the square footage of your driveway, simply multiply length times width. For odd shapes, like an L, calculate two rectangles, and add the 2 together.
Read The Sealcoating Label: A good asphalt sealer will tell you how many square feet 1 gallon of asphalt sealcoat will cover. Then you’ll know how many gallons you need to order the right amount of asphalt sealer.
Remember To Think Ahead: A smooth surface will use less asphalt sealer than a rough driveway. How thick you spread the sealcoating will be another important factor. This can affect by as much as 30 square feet per gallon, so take this into account!
Try An Online Calculator: This sealcoat calculator can help professional sealcoaters get all the variables taken into account in one step.
Don’t end up caught short and run out of asphalt sealer in the middle of your sealcoating job. Take the time to measure, read the asphalt sealcoat label, and calculate to get the right amount of asphalt sealer.
Hire a Pro or Do It Yourself?
Pavement sealer protects your parking lot from dangerous damage, and keeps your business property looking fantastic. The real question is what is the best way to get the job done? Is it smarter to invest in sealing equipment or hire a sealcoating pro? You need to know the pros and cons of both sides before you can make the choice of who will maintain your parking lot.
Benefits Of Hiring A Pro
- Zero Investment Cost – No need to find room in your budget for equipment and supply costs
- Frees Your Time – Compared to doing it yourself, you only need to spend the time hiring and checking the work
- Gets Done Faster – Any professional pavement sealer is going to zip through the work much faster than you can ever learn to do Advantages To Sealcoating Yourself
- Investment Cost Write-Off – Equipment is a capitol expense and has tax benefits (note: sealing is a bi-yearly task, so you’re better to buy than rent the machines)
- Scheduling Ease – You have the control over when to maintain your parking lot when it suits your car park needs
- Save Money – Doing it yourself is certainly cheaper
Those are your basic pros for both sides, and yet it does not help to make the decision easier. We need to go into a bit more depth on the biggest issue of how you maintain your parking lot.
The #1 Issue: You need your car park for parking
Applying pavement sealer requires keeping everything and everyone out of the lot for each stage of asphalt maintenance: cleaning, crack repair, sealcoating, curing, and line striping.
That can put your parking spaces out of commission for days! Too often, the solution is to skimp on stages, or skip some steps altogether, and that’s not the way to maintain your parking lot.
The best way to do it? In stages, either by working one section at a time or by completing the steps in stages when the area is not in use (overnight, weekends, holidays).
This is exactly where hiring a pro becomes a pro or a con. Can you find a sealcoating firm that is willing to work with you on timing? If the answer is to skip filling all of the cracks or that their schedule doesn’t permit splitting the time up, you have your answer.
Pavement sealer is only as good as the care that goes before, during, and after. Any company that is willing to work with you is certainly a pro, and not a con.
The Big Question: Can You Maintain Your Parking Lot Yourself?
It is not a hard-to-learn job, nor does it mean a ton of training. Sealcoating, and all the jobs that come before and after, are as simple as learning how to use a lawn mower. Still not sure? Take our free property manager’s course (it’s short and to the point) and decide from there if it’s for you.
There are always pros and cons to any decision. To do it yourself or hire a contractor, to maintain your parking lot is an easy choice once you know the issues.
Protecting the capital investment of your property’s car park is smart. You keep your business looking great and you prevent dangerous cracks and damage.
Closing off your parking area to do the work is the biggest issue you need to face and address. Doing it in stages or in sections will help keep your business running smoothly. You can hire a pro that’s willing to work with you, or you can easily learn to apply sealer yourself, whichever works best for you.
How do we know you can do it? We’ve helped a ton of businesses with their pavement sealer questions and here’s what they have to say.
We recommend using this excellent Sealcoat Calculator to get exactly the right amount of sealer every time!
Free Asphalt Course
You can take our FREE AKPRO 4 day email asphalt maintenance course and learn all about maintaining asphalt surfaces. You'll be an expert in no time.
Some of the things you will learn in the course are as follows.....
- Prepare the driveway for treatment (Sweeping, blowing, washing, edge trimming, etc.)
- Fill the cracks in the asphalt surface and find out what the best crackfill products are.
- Sealing the driveway and what asphalt sealers are best to use.
- What to do once the job is completed and for those of you who enjoyed sealing the asphalt surface, there is an opportunity for you where you can go out and seal other people's driveways and earn $500 in profit daily. It can become a full time thing or a weekend thing. Starting your own sealcoating business with the help of Asphalt Kingdom can be extremely profitable.
Coal Tar Sealers
There are a variety of asphalt sealers on the market today to seal asphalt and protect asphalt surfaces. The only thing is that you want to make sure that you are applying a quality product at the right price that can hold up to the elements and last 2 to 3 years.
Coal Tar Asphalt Sealers are designed to protect the asphalt surface against the natural elements (Sun, Rain, Snow, Ice, Roots, etc.) This is called the 'Asphalt Rejuvenation Process'.
When you work with asphalt sealer it is important to shake or mix well before applying. The reason for this is because the protective agents settle to the bottom and the water remains at the top. When the water and protective agents have been mixed it looks like a thick soup.
Coal Tar Sealer is used for full asphalt surface protection. It lasts for roughly 2 to 3 years depending on the amount of traffic. It is environmentally friendly and easy to apply.
Coal tar asphalt sealers protect the asphalt surface by repelling water; this effect makes the water bead upon the sealcoated surface, just as Rain-X makes water bead on your windshield. This layer of protection creates a block, effectively protecting your asphalt from traffic and weather. It also stops water from seeping into any cracks within your asphalt, and resists gas, oil, and other materials that can stain or absorb into the asphalt.
If you're a commercial property owner or parking lot manager, we strongly recommend that you apply the sealer with a sealcoating spray system as it will save you a tremendous amount of time on the actual application process. You will be able to cover way more square feet per minute compared to doing it by hand with a brush or squeegee.
You can order coal tar asphalt sealer directly from us at Asphalt Kingdom.
Do’s and Don’ts of Pavement Sealer
Just like any do-it-yourself project, sealing your pavement has some rules you will have to follow if you would like a professional-looking result. If you are bent on sealing your own driveway, you’d need to take note of some do’s and don’ts listed below.
Remember that a DIY project gone bad can only incur more costs than if you were to hire a professional or contractor in the first place. Aside from the expenses of the DIY project gone bad, you’d have to pay extra for the pro to correct any damage you’ve done.
Before applying pavement sealer on your pavement, DO patch any holes and seal any crack. Applying sealer without filling these cracks and holes will only make these crevices susceptible to more damage. Asphalt Kingdom has both liquid pour and hot pour asphalt crack filler varieties that should be used first. Moreover, DO check to make sure that these fillers have substantially hardened from the inside out before any sealer is applied.
DO fill the sides of your driveway with soil. The edges of an asphalt driveway are very susceptible to damage if they are not supported. After applying pavement sealer, place an inch thick of sandy loam soil in the edges, so that any heavy vehicle that will be driving close to the edge of the driveway will not be able to start a web of small cracks that get aggravated in time.
DO use a weed killer in order to stop weeds from springing up every time a small crack forms in the asphalt’s surface. Weed killers are readily available in garden stores, and you may ideally apply them every season change. Without weeds threatening to spring up too often, the strength of the sealer is intact.
When applying pavement sealer, DO wait at least 6 hours after putting the first sealer coat to apply the second coat. Applying a second coat before the first coat has fully dried makes both coats useless. If the outside temperature is cool then shady areas, high humidity, and cloudy conditions may prolong the drying process. Moreover, DO apply thin coats that can be repeated twice for more even results rather than one thick coat, which usually results in longer drying time and an uneven finish.
DON’T immediately use a driveway with newly applied pavement sealer. After making sure that the last coat of sealer has dried, allow 12 more hours for it to set in and cure before vehicles can go over it. Freshly sealed pavement, even when it already “appears” dry, can still cause tire marks or indentations.
DON’T allow newly sealed driveways to be stained with gas and oil leaks too soon. It would be best to cover the driveway with cardboard during the first days that the newly sealed driveway will be used again. It would be better for you to have any vehicle leaks repaired, as a pavement sealer can only do so much.
Common Customer Questions
Ken asked us about sealcoat edging:
I am new to the business and thought you might share some tips with me on the proper cutting in techniques you employ. Below is a list of problems I am encountering and wondering if you can help us out?
1) Backer Board works great if it is backed up to a wall, or in a crack. However if the backer board sits flush on the asphalt the sealer will blow right under the board and leave 2-4 inches of sealer on the sidewalk.
2) A very common drive we are encountering are ones with new asphalt ( flush with the sidewalk) or patterned interlocking bricks ( flush with the asphalt) Backer board doesn’t leave a clean line, so do you tape the sidewalks or paving stones prior to spraying? Are you taping and using a squeegee on the edges?
3) Do you use a combination of masking tape and kraft paper to mask off curbs, paving stones, sidewalks etc.?
We have tried and can do a line of sealer with the sprayer with the backer board however if the backer board sits flush on the asphalt it blows under it leaving a very poor line.
Any help would be appreciated,
For edging, there are a few things you can do. First, you can tape the parts that you don't want to get sealer on, and use a backerboard as well. Another thing you can do is use a broom or brush and a 5 gallon pail of sealer to cut in the edges. The most important thing to do when using a sprayer is to use the correct spray tip. The 2 GPM size lets you do edges without a lot of overspray, so you can use a 2 GPM tip for the edges, then do a quick switch to the 3 GPM or 4 GPM for large parking lots.
Have a question of your own? Call us at 1-866-399-5562 for free expert advice or contact us online.
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