Proper timing of seal coating will enable you to extend the life of the asphalt by 300%. By seal coating within 18 months after asphalt installation, you will seal in the essential binder of the hot mix asphalt which is the glue that holds the stone and sand together for a smooth asphalt surface that is easy to sweep and will aid in melting snow and ice faster.
Sometimes, a parking lot is beyond the point where even resurfacing will help. The answer to whether you should repair or replace essentially comes down to the condition of the lot’s base. Resurfacing is only as good as the surface it is layered on top of. If your parking lot is failing due to an underlying design, structural, sub-soil, or construction issue, none of the resurfacing options listed above will solve the problem in the long term. Though the parking lot will initially look better, the “repair” will be short-lived.
If a parking lot is approaching 20 years of age, or if 25-35% of the total surface area is in need of removal due to significant damage, it is generally more economical and effective to completely reconstruct the parking lot. With proper maintenance, your new lot can last another 20 – 30 years.
Proper evaluation and recommendations are critical to avoid any financial missteps to getting your parking lot back on-line.
