Winter Maintenance & What to Expect Next Spring

Commercial

How to protect your parking lot or other asphalt surface this Winter:

You will have some wear to your recently sealed asphalt in the first winter. There is no guarantee on the amount of wear on the surface after one winter, because the lifetime of a commercial sealcoat job is mostly dependent on the volume of traffic, force and frequency of snow removal and existence of standing water/ice. It is important to note that the sealant is still protecting the softer parts of the asphalt even after it looks worn. Our ‘Quality Guarantee’ promises that our industrial grade sealant was prepared and applied per the manufacturer’s highest commercial specifications and guarantees against sealant ‘failure’.

  • Plowing will scratch your sealant. It is important that you ask your plow service company to use protective measures to avoid the blade of the plow scratching the surface of the asphalt as much as possible.
  • When plowing, it is OK to leave behind a small amount of snow. The Jet-Black sealant color will absorb heat from the sun and help to melt off a minimal amount of snow/ice.
  • Chains on the tires of snow blowers, snowmobiles or other vehicles will leave small scratches on the asphalt surface.
  • Moderate salting will not damage Jet-Black's sealant.
  • Harsher chemicals can damage your sealant and asphalt, especially gas and oil type drippings or spills.
  • Low areas that hold ice for a long period of time will show early wear. Try to remove the ice from these areas if possible.
  • Be sure roof gutters are properly draining away from the asphalt surface and not pouring on specific spots on the asphalt surface.

What can I expect to see next Spring?

You will have some wear in the first winter. The amount of wear of commercial parking lots is largely dependent on the amount of traffic on certain spots and the force and frequency of snow plowing.

Conditions that can cause early wear:
  • High volume or repetitive traffic
  • Low areas that hold water or ice
  • Shaded areas
  • Chemical spills
  • Forceful snow removal
  • Overhead vegetation: Overhead trees create extended periods of shade, which in turn leads to extended periods with moisture on the sealant. Depending on the tree species, damaging acids and enzymes also continually drip onto the sealant. Fallen leaves are also very acidic.
  • A crumbling or otherwise failing asphalt surface may not hold the sealant as well as more ideal asphalt surfaces.

What can I expect to see with my hot rubber sealed cracks and joints?

Some crackfiller will split in the first winter. How long the cracks stay sealed is largely dependent on the size of the crack and how much your ground shifts during freeze/thaw cycles. Because of this, there is no guarantee on how long the cracks will stay sealed. However, even after the crackfiller has split, it is still protecting the edges of the crack and resisting tangental cracking. Some cracks will split in Winter and re-seal in the Spring when temperatures rise.


How often should I sealcoat?

Sealcoating is a maintenance act. There are many factors than determine how often you should sealcoat. It is important to remember that the sealant is protecting the asphalt even after it visually looks worn. Contact your local Jet-Black office for more defined expectations for your specific job.


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