The following explains the basics of seal coating as well as when you should seal coat your asphalt parking lot:

What is seal coating?

Seal coating is the application of a mixture of asphalt or refined coal tar with clays, mineral fillers, and water. After application, the seal coating becomes hard and forms a protective coating that looks smooth and black.

Why is it necessary?

If you don’t seal coat your asphalt parking lot, it will probably only last about five to six years before it starts to break down. Seal coating can protect against water damage and corrosive materials while making repairs to cracks more effective. In addition, the process makes your parking lot easier to keep clean while improving its appearance.

If your parking lot doesn’t receive this treatment, the asphalt binder hardens, causing the asphalt to become weak and brittle as it’s exposed to the harsh Atlanta sunlight. As the weather heats up and cools down, the pavement expands and contacts, eventually causing cracks to form. They can then become worse as water gets into the cracks and freezes.

When should you seal coat your asphalt parking lot?

Your parking lot should be seal coated for the first time about 12 months after the asphalt surface is laid. This gives the pavement time for oils to escape so the surface is ready for sealer.

After the initial seal coating, it should be reapplied every three to five years to ensure that the appearance, performance, and longevity of your parking lot is protected. Over time, you’ll save a significant amount of money by investing in seal coating so your parking lot doesn’t have to be repaired or repaved more quickly.

To find out more

If you have an asphalt parking lot near the metro Atlanta area, contact Dykes Paving at 770-448-3392 for more information or to schedule seal coating. We stand behind our work 100% and are proud of the high quality of work we’ve delivered since 1968.

The Process of Applying Sealcoat that Lasts

Laying down sealcoat to bind with asphalt requires knowledge of the complex interplay of humidity and temperature in the Atlanta region. Since the sealcoat needs to bind with the surface, all the water has to evaporate from it so that it can dry without having destructive air pockets trapped at the interface. Essentially, sealcoat is quite temperature sensitive.

If the atmospheric humidity is elevated, for example, the sealcoat won’t dry for a long time; a lot of moisture in the air thus delays the use of the road. Similarly, cold temperatures also lead to longer drying times. Both cases occur because the water in the sealcoat must evaporate, and cold temperatures make it harder for moisture to evaporate.

It’s easy to see why higher humidity – which means that the air is saturated with more water – also leads to longer drying times. There’s so much water in the air already, that there are fewer places for the water molecules from the sealcoat to occupy; thereby decreasing the rate of evaporation.

Although Atlanta temperatures aren’t like the East Coast, the chilly nighttime air can cause the incorrectly laid sealcoat to split and crack, decreasing the lifetime of the road or pavement. As such, you need to make sure a professional does the job, so that they’ve evacuated all the water out before the coat dries – otherwise the water will freeze and break through.

Repairing Damaged Asphalt

If you’ve had your surface seal coated in the past by a subpar contractor, chances are that the road is already suffering – it only takes a single winter for the effects of a poor job to start showing. At Dykes Paving, we perform rehabilitative surfacing too; structural damage can be repaired to look and perform like new. The benefits of repairing early are that you avoid having to shell out for entire road replacement down the line, and you reduce damage to vehicle tires from the grains chipped off from poorly coated roads. Our servicing techniques have been demonstrated to help pavement last for decades.

The sealcoat technicians at Dykes Paving understand the intricacies involved with laying down water-based sealcoat that can perform throughout the temperatures to which it will be subjected during the year. A well-executed process means that your costs will be reduced, and the asphalt will hold up much better to the environment. For your own peace of mind, get yourself a contractor from Dykes Paving in Atlanta – we know sealcoating and asphalt better than anyone else. Contact Dykes Paving today for a free consultation.

Sealed Blacktop’s Reliability and Cost-Efficiency

Blacktop – a.k.a., asphalt concrete or tarmac – is a mineral composite that lasts longest when laid and layered by resurfacing professionals.

Asphalt itself is a very reliable surface when sealed properly, yet things that property managers and business owners have to deal with every day can wear down blacktop.

What are some of these factors? Having your blacktop salted in the winter to prevent collisions and fender benders can erode blacktop over time if it’s not sealed properly. Certain industrial chemicals, which can actually be pretty common on a job site, as well as oil and other car fluids can deteriorate blacktop as well.

Damage from the sun is another big issue that property owners have with unsealed blacktop. As simple as it seems the day-in-day-out beating that the sun dishes out on your pavement takes a toll and can eventually lead to cracks and your blacktop’s premature aging.

How Does Blacktop Respond to Stressors?

What often happens is that tiny cracks created by the sun’s rays, salt or industrial fluids turn into larger cracks as rain slips into the crack.

To make matters worse, if the temperature ever dips below freezing, then the water expands and the crack becomes even more unmanageable. It doesn’t have to be this way, though, and sealing your blacktop keeps this problem from even arising in the first place.

Bearing in mind all of the factors that can threaten the health of your blacktop, you might want to know how often you need to seal your asphalt pavement and if the whole process is complicated.

In Georgia where the main threat to a healthy blacktop surface is heat and the sun rather than freezing temperatures and the thawing process, you may want to consider resealing your blacktop every four to five years.

A side benefit to getting your blacktop resealed, aside from the obvious perks of your site looking more professional and being safer for clients, is that you won’t have to worry about jostling around in your car or your clients damaging their vehicles.

Sealed Correctly the First Time

Especially for hot climates like Georgia’s, sealing blacktop becomes a necessity and even saves money over the long term. The fact is that unsealed blacktop just doesn’t look as good a few years down the line.

Other consequences: safety issues and a reduction in property value. To keep your property safe, lucrative and looking great, you want the first thing that customers see when they pull in to your property to make a good impression.

Having your blacktop professionally sealed right off the bat hugely increases your chances of having a clean, smooth blacktop surface decades down the line. The fact that over 90% of parking lots in the United States use blacktop is a testament that its cost-efficiency, safety and reliability.

Get in Touch with Dykes Paving

Sealing your blacktop and getting it right the first time or resealing your asphalt pavement to prolong the benefits is a huge cost saver over the long term and an insurance policy against the risk of having to repave entirely later on.

Professional contractors are standing by to help you install, seal or reseal your asphalt pavement. Contact Dykes Paving today to find out more.

There are several ways to seal the asphalt in a driveway or parking area that will protect it from intense UV rays that can cause crack lines. (It’s similar to applying sun block on your skin.) You do not want the surface to dry out or crack. This can allow water to seep in under the
asphalt and lead to more surface fractures. A good sealer will protect against pitting and cracking that can require a completely new surface.

To begin with, the surface of the asphalt must always stay clean. Rocks, pebbles, leafs, twigs and dirt should be removed. The surface can be pressure washed to get rid of this residue along with oil and fuel drips. The surface must be cleaned before sealing.

Basic seal coats

A basic sealing coat should be applied to the asphalt area once a year before the intense heat of the summer. This overlay coating has anti-oxidants that will make it impervious to water damage and pitting from rock pebbles. It will work with the high average July UV rating.

Slurry sealers

This is a heavier seal coating that contains more aggregate. It will smooth out bumpy areas while it seals any cracks or fine lines that may have developed with continued use. This sealer is good for traffic areas that get heavy trucks that can ultimately cause fissures. A slurry seal requires 24 hours to completely dry and cure.

Microsurfacing

This sealer sets up quickly. It contains more polymer and aggregate along with more asphalt residue in a slurry mix. It can last longer than a plain slurry sealer. The cold mix expansion product contains fast setting chemicals and the best aggregate compound.

Microsurfacing was developed in Germany to resurface the Autobahn that was continually torn up with wheel ruts from heavy, high-speed traffic. This product is a more expensive than other slurry sealers but it may be the better value based on your traffic patterns.

Tire rubber modified surface sealer

This is known as TRMSS, a rubberized sealer. The sealer replaces oils that have dried out in the asphalt along with aggregate needed to cover the surface. This is a more intense sealing procedure used for surface streets, airport runways and other areas with continual heavy traffic.

The type of sealer you decide to use will depend on the size of the area and the amount of traffic. Surface streets, highways and parking areas receive the most wear and tear from vehicles. Large parking lots exposed to the sun in shopping areas experience wear from every type of vehicle from shopping carts to delivery trucks.

Dykes Paving and Construction Company has served the Greater Atlanta area since 1968 with professional surfacing crews. It is one of the largest producers of recycled aggregates in the area for private surfacing and sealing. Contact us today for a quote to save your concrete from Atlanta’s hot summers.

Sealcoating

Sealcoating involves spraying a coal-tar pitch emulsion over existing asphalt, primarily for cosmetic reasons. It does almost nothing to improve the integrity of the asphalt, wears off in a year or two, and creates fine particulates that are tracked into your home or business, to become airborne and embed in the lungs. According to the USGS, “Results from a new study by researchers from Baylor University and the USGS indicate that living adjacent to a coal-tar-sealed pavement is associated with significant increases in estimated excess lifetime cancer risk, and that much of the increased risk occurs during early childhood.”

Many asphalt contractors offer coal-tar pitch sealcoating because their customers do not understand its risks. The product does give a smooth, deep black appearance to an asphalt driveway or parking lot – for a short time. Compared to other options that can last a decade or more, coal-tar pitch sealcoating usually only lasts one or two years before tires and foot traffic wears it off.

Coal-Tar Pitch

Sealcoating, whether done by homeowners buying five-gallon buckets from home improvement stores or sprayed down by contractors, is typically 20 to 35 percent coal-tar pitch, containing 50,000 to 100,000 parts per million polycyclic aromatic hydrocarbons (PAHs). This is far greater than the PAHs found in asphalt-based sealcoat materials, and many, many times greater than PAH exposure from resurfaced asphalt.

Asphalt-based Sealcoating

The southern, eastern and central United States typically uses coal-tar pitch sealcoating, with the western United States using asphalt-based sealcoat. This is because steel plants that create the raw product to make coal-tar pitch sealcoating are largely located in the eastern half of the United States. Getting asphalt-based sealcoating in sufficient quantities to be commercially useful is cost-prohibitive in the south and east.

Better Alternatives to Sealcoating

Resurfacing is a far greener, efficient and durable option than sealcoating. Resurfacing recycles the top layer of an asphalt paved area and lays down a fresh, 1 ½ to two-inch layer of fresh asphalt. This gives the desired smooth, black finish and releases far fewer PAHs than sealcoating.
In the hands of a professional contractors like Dykes Paving, with our innovative techniques such as Perma Flex® and our stewardship of resources, resurfacing:

• reduces consumption of raw materials
• saves energy
• releases far fewer volatiles
• recycles the old asphalt surface

If your commercial project, renovation or remodeling job is seeking Leadership in Energy & Environmental Design (LEED) certification, consider resurfacing rather than sealcoating. Benefits of resurfacing and recycling include:

• Conservation of natural habitat
• Diversion of waste destined for landfills
• Durability
• Less maintenance
• Lower costs
• Reduction of greenhouse gas emissions

A resurfaced driveway or parking lot is many times more durable than the superficial sealcoating sprayed on top of an existing asphalt surface. Because a thick, fresh layer of asphalt containing recycled material and new hot mix is applied and tamped down, the surface is unbroken and completely flat. Water runoff improves, vehicle damage is reduced, and trip and fall hazards diminish.

If you are concerned about avoiding exposure to cancer-causing PAHs for you, your family or employees, consider resurfacing your asphalt driveway or parking lot. Contact Dykes to discuss resurfacing options today.

Fatigue or alligator cracking in asphalt appears as a series of linked cracks that produce irregularly shaped pieces of pavement. It derives its animal-inspired description from the fact that its pattern is similar to an alligator’s skin. This pattern normally appears in later stages of fatigue conditions. Repairing this condition depends on the severity and the extent of the area affected by the problem.

Three Types of Fatigue Cracking

Roads with fatigue cracking in asphalt show three types of deterioration. The Distress Identification Manual for the Federal Highway Administration’s Long-Term Pavement Performance Program discusses this in more detail. This type of deterioration is identified separately as low, moderate and high severity levels of such stress.

• Low Severity – This type of stress has few or no interlinked cracks. The cracks haven’t made the material fragment or chip off when there is a low level of severity. There is no evidence of base materials being pumped out of the cracks.
• Moderate Severity – When this happens, the interconnected cracks form a complete design that resembles an alligator’s skin. The cracks may cause some fragmenting of the material, but there is no pumping of base material. Crack seal applications should be done carefully, as traffic safety can be a problem during warm or wet conditions.
• High Severity – In this case, which is a degree worse than moderate level, the fragmented pieces move under traffic and there may be pumping of base material.

In less deep asphalt roads, this deterioration is believed to be due to problems in the base layers. If there is poor drainage, the problem worsens more quickly. Water penetrates to the base layer in various ways. Water can seep through the cracks, groundwater can rise upwards from below, standing water can seep below, and exposed pavement edges can allow penetration.

This is why during spring, when the base material is softer because of water saturation, this problem is more common. Heavy traffic and loads should be restricted on weaker roads in the spring. A simple overlay of asphalt without addressing the base weakness will also lead to a return of the problem.

Treatment Methods Vary

When the problem is a low level of severity, sealing is the more common remedy. If there is a moderate problem, the solution is to remove and replace the base layer in the affected area. If the problem is more severe, and it is over a large area, reconstruction is the more likely solution.

Preventive Maintenance is a Cheaper Remedy

In an era when road maintenance is under financial stress, it is cheaper to keep the roads in good shape rather than fix them after the asphalt has failed. Important elements for roads in good shape are good materials and proper design at the start. Preventive maintenance should be stepped up as a road ages to avoid the cost of more extensive structural repairs.

Asphalt Emulsion Sealers

Asphalt emulsion sealers are asphalt-based and are popularly known as the environmentally-friendly alternative to protecting your driveway. However, it should also be noted that there are no known research or studies that have proven the pollution or hazards caused by paving one’s road with coal tar-based sealers. Asphalt-based sealants are better in terms of preserving air quality, smell better, prevent oxidization and do not cause skin irritation.

The drawback to applying asphalt emulsion sealers though is that it is prone to staining caused by oil or gas spillage. This sealer type also can only be applied between May to September for best curation time and are especially impossible to work on during the night time when the ambient temperature is at its lowest. The price of asphalt emulsion sealers is also extremely volatile due to the active demand for the product versus the limited amount of supply.

Coal Tar Sealers

Coal tar is the most popular asphalt sealer in the market as it is weather-resistant and provides a long-lasting shiny finishing.  Like its namesake suggests, coal tar sealers contain a substantial amount of coal tar mixed in with other polymers and strengthening additives. This water-based sealant is manufactured by baking coal. Coke is then extracted from the baking process which then becomes the main component of coal tar sealers and is the reason why it is resistant to petroleum-based chemicals.

Unfortunately, coal tar sealers are also believed to have a long term detrimental impact on the health of local occupants as well as harm the environment. In June 2011, the Suffolk County Legislature have joined the states of Texas and Minnesota in officially approved a permanent ban on the sale of coal tar sealers as the sealer is believed to be contributing to water pollution and emits a harmful carcinogenic compound known as polycyclic aromatic hydrocarbon. As at this point of writing, companies such as Home Depot and Lowe’s have also halted the sale of coal tar sealers due to the potential liability.

Fast Dry Sealers

Fast dry sealers are meant to patch up roads with high traffic, such as parking lots and major roads leading to public areas such as gas stations and hospitals. The best thing about using fast dry sealers is that it curates in less than an hour, thanks to the additional geo-textile fibers added into the sealant. However, this also means that fast dry sealers are much costlier compared to other types of asphalt sealers. Purchasing this sealer type in small quantities will also prove challenging as most manufacturers of fast dry sealers deal directly with road works companies. When you do eventually find a source distributing this sealer type, you might want to buy in bulk and share the costs with your neighbours. Due to the high cost of material, you might also want to apply fast dry sealers on critically cracked areas on your pavement, followed by a cheaper type of asphalt sealer.

Acrylic Sealers

Another expensive type of asphalt sealer is known as acrylic sealers, which is the epitome of what the perfect asphalt sealer should be. Acrylic sealers are easily identifiable due to its varying degrees of colour, as it can be shaded in black, red, green or clear colouring. These sealers are typically applied onto outdoor tennis and basketball courts as well as shopping mall parking lots. Acrylic sealers are UV resistant, highly durable and impervious to harsh environmental conditions.

Acrylic sealers also do not contain any petroleum by products, which means that it is environmentally friendly as well. Another great benefit of this sealer is that it only has to be reapplied every seven years as well, thereby contributing to savings in terms of maintenance costs.

Defining Quality Sealers

While it would be tempting to plainly opt for the highest quality sealer with the equally high price tag, a better way of selecting the appropriate asphalt sealer for your own use would be to simply look at the warranty duration. Generally, anything with a five to six year warranty would be a safe bet. If you have an ample budget, you might also want to consider opting for a sealer with additional acrylic polymers thrown in as well, as some of these products come with an impressive seven to ten year warranty.

In terms of pricing, asphalt sealers tend to command higher pricing as it is environmentally safer and lasts longer as well. Although it is possible to get a 5-gallon pail of asphalt-based coating for less than USD10, do keep in mind that this layering will probably only last for one season. On the other hand, a decent quality asphalt sealer should cost you anywhere between USD12 to USD15 with a coverage ranging from 250 to 350 square feet. Regardless of whichever type of asphalt sealer you choose, one thing for sure is that the total cost of maintaining the driveway on your own will save you up to 65% of the cost for professional maintenance.

DIY Asphalt Sealing Advice

If you intend to repair and maintain your own driveway, then you should do your due diligence and take some time to study the instructions on how you can prep the asphalt sealer before application. Some asphalt sealers can be directly applied on to the pathway whereas others may require thinning, special handling or curing before application. When in doubt, it is always best to first seek professional advice before starting on your project.

The bitter cold temperatures of winter can definitely do a number on an asphalt parking lot. Cracks spread easier, painted lines fade, and the overall stark black color, turns an ugly gray. If you’re up to your neck in dealing with other spring cleaning property issues, it’s easy to understand why giving your parking lot a “clean slate,” might not be something you’re jumping at the chance to have done. Nevertheless, in order to extend it’s lifespan, a parking lot restoration is highly recommended.

The walk-through

The first thing you ought to do before you have the actual paving done, is to do a simple walk-through of the parking lot. Generally, you may notice that your parking lot may need some repairs, but take the time to cracking patterns, spalling etc. Take a few notes, so you can explain some of the problems to the paving contractors before they come by. Your local commercial paving contractors will do there own walk-through of course, but it’s always good to give them a heads up on what they’re going to be dealing with.

Calling the paving contractor

Your paving contractors won’t only find a way to deal with the “here-and-now” problems of your asphalt parking lot, they will create a long-term plan of attack, so that your parking will continue to be in good shape for years to come. Many paving companies will work with you to create a maintenance program, prioritizing what needs to be addressed right now, versus a few months down the line.

Starting the parking lot restoration

Patching

With a long-term plan in place, the current repairs are ready to commence. One of the most common jobs in a parking lot restoration is a “cut-and-patch.” This techique helps target specific problem areas, like a pothole, for instance. The paving contractors jackhammer the damaged areas, before putting in new processed stone, and covering it with a thick layer of asphalt.

Overlaying

Although many people think that overlaying is a quick, effective fix to asphalt deterioration, it can sometimes be a big waste of money. If your parking lot is generally in good shape, then, overlaying might be a good solution for getting it in better shape, but if the pavement is already faced with serious problems, overlaying can actually create reflexive cracking – making things worse. If you’re looking for a temporary fix, and an aesthetic make-over for the time being, a simple “overlay,” might be appropriate.

Seal-coating

Seal-coating basically reduces the ultraviolet effects on pavement. Seal coating prevents the pavement from turning gray, and it also helps it maintain its oils and elasticity. The procedures is usually done for preventative maintenance, and when the parking lot is around a year old. Each seal coating procedure should be designed specifically for the parking lot. It’s definitely not a one-size-fits-all type of procedure.

Crack Filling

Crack filling is another very common type of parking lot repair. This type of procedure is done to  prevent water from entering into the cracks, and penetrating into the subgrade of your pavement, which will cause further damage. If you have a pavement that is in decent condition but you have a few visible cracks, filling those cracks to prevent water infiltration is key to extending its lifespan.

Taking care of problems before they’re problems

Overall, just an annual pavement maintenance is the secret to a healthy and long lasting parking lot. If you have any questions about this, your local commercial paving contractors would certainly be able to help you.

If you are in need of a parking lot rehabilitation, don’t hesitate to contact Dykes Paving, your number one commercial paving contractors in Atlanta.

Asphalt has been used as a building material for thousands of years, and for good reason –  It’s one of the most durable building components around. Still, even the most durable building materials are susceptible to deterioration, and such is the case with asphalt paving. The life of asphalt pavement can be cut short due to poor installation, or over exposure to the elements without proper asphalt pavement maintenance.

The certain demise of asphalt pavement

No matter how good of a job the asphalt paving contractor does at installing the pavement, and no matter how much the pavement is maintained, deterioration is inevitable, to a degree.

Asphalt deterioration begins immediately. Even in standard conditions, significant deterioration can begin to take place after the first couple years. Around this time, asphalt starts to turn gray and begins cracking. Water seeps into the cracks, freezes, and thaws during the yearly cycle, causing larger cracks. The liquid asphalt binder starts to lose it’s water-resistance properties, and this is how water is able to penetrate the asphalt, causing it a great deal of wear and tear.

When asphalt pavement is properly maintained, it wears out slowly but can last more than 25 years. Water is not the only element that kills asphalt though. Sunlight dries out flexible liquid asphalt that holds the rocks together, causing cracking. Chemical exposure is another asphalt killer – gas and oil can soften asphalt causing it to deteriorate more quickly.

Asphalt pavement deterioration due to paving contractor errors

Although the deterioration of asphalt pavement will happen eventually, errors in construction can certainly speed up this process. There are a number of things that paving contractors can do wrong that might cause an asphalt paving project to fail. These errors include over or under compaction of the asphalt, improperly compacted base, improper asphalt temperature, poor drainage, amoung other things.

Other causes of asphalt pavement deterioration

landscaping irrigation around the asphalt can cause water run-off which can eventually lead to erosion. Heavy stationary and heavy slow-moving vehicles can also lead to a great deal of stress on asphalt paving.

Types of asphalt deterioration

Distortion – This is often caused by improper pavement construction, and it includes corrugations and shoving, channels or ruts, and grade depressions.

Disintegration – Types of asphalt deterioration includes potholes and gas and oil spills.

Cracking – The most common type of asphalt deterioration, cracking comes in many forms, and takes on many names: shrinkage, reflection, edge joint, alligatoring, etc.

Proper asphalt maintenance

As we laid the ground work earlier, proper asphalt pavement maintenance is key to giving it a long and healthy lifespan. Asphalt paving ought to be treated with a coal tar-based sealant within 2-3 months from the day of application.

As you can see, there are many causes or asphalt deterioration. Most of the time, weathering is primarily to blame, but as we have seen, human error and vehicle stress can cause wear and tear to asphalt, as well. Understanding the type of deterioration your asphalt is experiencing is critical in getting at the cause, so that it can be properly treated. All in all though, a periodic application of asphalt sealant is the best way to keep it strong and healthy.

If you’re interested in having your facility equipped with asphalt paving, don’t hesitate to contact Dykes Paving. We also specialize in Asphalt paving overlay – we invented Perma Flex paving. Call today to discuss!

After being exposed to sunlight for a long period of time, your asphalt driveway begins losing its fexibility.  More specifically, it is the sun’s ultraviolet rays that cause the asphalt cement to breakdown.  The mixture of the asphalt and the stone particles and sand, also known as aggregate, start to come apart.  If you live in colder climates, the asphalt cracking process is sped up.

How Do Sealers Work?

Applying an asphalt sealer to your asphalt driveway, will not only make it look nicer, it will also increase its lifespan. Asphalt sealers provide a shield for your driveway – making the elements impenetrable to it.

Which Sealer Should You Choose?

Traditional:

• usually mixed with an emulsifier ( a soapy substance) and water
• very short lifespan
• doesn’t really protect against ultraviolet rays
• is the cheapest

Coal Tar:

• effective against oil and gasoline
• consist of emulsifier and small particles of clay – making it easy to apply
• some have polyers which help protect against the sun

Acrylic Polymer:

• all synthetic
• most expensive
• provides the most protection, and has a lifespan that is twice as long as other sealers

How Often Should You Apply Sealant?

For newly laid asphalt

Apply the sealant one year after you first applied the asphalt.  Asphalt consists of certain oils, and it remains malleable, until all the oils evaporate.  Usually, the asphalt doesn’t become fully firm until about a year.

For asphalt that has already been sealed

Only apply a new coat of sealant once the previous one has worn out.  A good rule of thumb is about every three years.  Of course, this varies a bit due to weather conditions and sunlight.  If your asphalt begins to develop a grayish color though, it might be time to add a new coat of sealant, as this is a sign of intense oxidation, which leads to a break down of the asphalt.