What are some guidelines to follow regarding new asphalt?
As with most things in this world, blacktop will eventually need maintenance. Common problems with blacktop include potholes, cracks, blown out areas, and deformation. These problems are caused by extreme temperatures, heavy traffic, power steering and/or subgrade issues. Often, simple treatments like pothole patching, crack sealing, striping or sealcoating can fix problem areas with very little cost. Other times, the problems are a symptom of a bigger issue lying underneath the surface, where mill patching or full depth patching may be required. We have the tools and know-how to handle all of your maintenance needs. Although we do not provide sealcoating or striping directly, we have trusted subcontractors and recommendations for professional, timely contractors.
Parking Lots
Parking lot asphalt can be used immediately after barricades and/or tape have been removed. Occasionally power steering marks will be left in tender asphalt; with regular use, these should iron themselves out and not cause any permanent damage. Gasoline, oil, anti-freeze, transmission fluid, power steering spills and leaks, and some road salts will harm the chemical make-up of the liquid asphalt and result in unwanted fraying, holes or cracks.
Driveways
Driveways should avoid all automobile traffic for the first three days or longer depending on the outside temperature. Walking traffic is acceptable immediately after the asphalt has been rolled and set. During the hot summer months, you might want to water down your driveway to help cool and harden the asphalt. You can park light automobiles after the first three days. During the first 6–12 months, avoid using jack stands, car ramps and bicycle/motorcycle kickstands, and avoid steering back and forth, heavy truck traffic and camper/car storage unless you distribute the weight evenly. We recommend using plywood under the tongue jack and tires. Avoid driving on the edges of new asphalt where there is no side support like curbs — the edges are the weakest part of a driveway.
Should I seal coat my driveway?
Yes. We recommend sealing your driveway within 12–18 months. Metzger Construction does not provide the seal coat service, but there are several reputable companies in the area we would be happy to recommend. Seal coating will help protect your new driveway from harmful products and preserve its natural beauty.
How often should asphalt be seal coated?
Seal coat new asphalt for the first time after it has been through one good, hot summer. After that, seal it again when the coat starts to look like it is wearing off, rather than on a fixed schedule.
You will see two to three years quoted as a standard interval. In our experience that is often more often than the pavement needs. Sealing a surface that is still holding up does not buy you anything. If you need a number to budget around, think closer to three to four years for most lots and drives in this area, and let the surface tell you when it is time.
What decides how long a seal coat lasts
A seal coat is a preservative, not a structural layer. It does not add strength to the pavement. What it does is slow down the two things that age asphalt from the surface: sun and water.
Sun. Ultraviolet light and oxygen break down the binder that holds the aggregate together. That is what turns black pavement gray and eventually leaves the surface dry and brittle. A lot that sits in full sun all day ages faster than one that spends half the day in shadow.
Water. Water is the one that does real damage. A seal coat helps keep it from reaching the base, but a seal coat cannot fix a lot that holds water. If you have low spots that pond after a rain, or cracks that are letting water down into the stone, sealing over the top of it is spending money on the symptom. Get the drainage and the cracks handled first, then seal.
Traffic, and what kind. Delivery trucks, dumpster pickups, and anywhere vehicles turn their wheels while stopped will wear a seal coat off long before the parking stalls go. It is normal for drive lanes and loading areas to need attention while the rest of the lot is still fine, and there is no rule that says the whole lot has to be done at once.
