The number one question we get asked is “how often or how soon should I seal my driveway?” So we’ve spoke a little about this in the past with new asphalt and how to tell when it’s ready to be sealed. So now let’s focus on the factors that will determine the intervals in which you should seal or re-seal your asphalt.
First and foremost the number one factor is how well was the driveway or parking lot installed? The choice of material and the knowledge and efficiency of the paving contractor is everything. You only get one shot at getting it right and there is no room for error, inexperience, or lack of execution. I can promise you this, if they drop the ball on their end the more frequently you will be seeing us. Resulting in higher maintenance cost that you will endure for the life cycle of that asphalt. When installed properly asphalt can last anywhere from 15-20 years and sometimes beyond with regularly scheduled maintenance.
The number two factor which will speed up the readiness or frequency in which your asphalt will need to be sealed is the level of sun exposure it receives. From the day the asphalt was installed the sun begins to take its toll. Over time the rich black pavement will oxidize and begin to turn more grey in color. The asphalt or (liquid binder) within the pavement that holds all those individual stones and fines (sand) together in a coherent mix begins to dry up. As soon as that starts to occur you will begin to see raveling or the (loosening of stones) break free and areas will begin to disintegrate. You will often see signs of this damage first at the bottom of the driveway or near the top when entering the garage on L shaped driveways. Anywhere there is excessive wheel turning, that added surface friction will sheer stones right out of the surface and can even shift material on a hot day or on a newer install.
Improper installation and sun exposure are two key factors requiring more frequent sealings.
