One of the most common questions that comes up when you’re deciding to complete asphalt maintenance: Do you need to close your lot for sealcoating? If a huge part of your business relies on consumer parking spaces being available, simple asphalt maintenance can put a huge damper on your workday and income stream. That’s why it’s important to figure out from the get-go whether you need to close your parking lot to administer fixes and commercial asphalt services.
With the right parking lot layout and a professional company like Doctor Asphalt at your side, you might not even have to shut down your lot. Keep reading to find out how it works and how to reduce downtime while getting the proper fixes your space needs.
How Does Sealcoating Work?
Sealcoating is a process that includes adding a layer of protection to asphalt in driveways, parking lots, and other areas where pavement is placed.
Asphalt is a combination of rocks, stones, and gravel with a binding agent that holds everything together. Over time, elements wear down the binding agent and the surface becomes brittle and susceptible to breakage. The solution to this normal wear and tear is routine asphalt maintenance and commercial sealcoating.
Sealcoating commercial parking lots, driveways, parking ramps, and other areas where asphalt can be found ensures the pavement retains its strength and durability. To ensure maximum longevity, sealcoating should be done 6 months to a year after your asphalt is installed, and then added every 2-3 years for retained strength and durability.
Adding this extra layer helps the core asphalt from breaking down as quickly, and it keeps your parking lot looking fresh and inviting.
Is Sealcoating Necessary?
Parking lot sealcoating is necessary if you want your pavement to uphold a higher quality and last longer. If sealcoating isn’t performed routinely, pavement is susceptible to cracking and damage over time. However, sealcoating adds an extra layer of protection against the elements (rain, UV rays, snow, ice, and more). That way, it takes longer for your parking lot or driveway to break down. If you want to keep your asphalt in great shape for as long as possible, sealcoating commercial parking lots and other pavement is the way to do it.
Related Read: The Cost of Delaying Parking Lot Repairs: Why Acting Now Saves Money
When Phased Sealcoating (and Keeping Your Lot Open) Works
Phased sealcoating, or the process of completing your parking lot sections at a time to keep your lot open during repairs, works best when you have the right layout. Not every lot is a great candidate for phased sealcoating. However, if you have a large lot and the ability to section it off for maintenance while still providing an entrance and exit for your customers, you’ll be able to keep your lot open.
Conditions that work best for phased sealcoating include:
- Multi-lot layouts and larger, shared parking lots
- Locations with predictable traffic for easier scheduling
- Lots with more than one entrance or access point
If you have any questions on whether your lot is a candidate for phased sealcoating and other maintenance, speak with our team. We’ll help you schedule the best time and strategy to refresh your parking lot in no time.
When to Close Your Lot for Sealcoating
As much as pavement and parking lot specialists would like to be able to complete certain sections of your lot at a time, sometimes it’s just not feasible with certain layouts and conditions. If you have an extremely high traffic area, it might be easier to close down your entire parking lot on a slow day to get it all done—especially if your lot is in extreme disrepair or has heavy maintenance needs.
Conditions that don’t work for phased sealcoating include:
- High traffic areas and parking lots
- Convenience store and gas station lots
- Poorly maintained parking lots that need extra work
- Dirty or irreparable lots that need to be completely redone
If you fall into any of the above categories, it might be best to close down your lot for a day of sealcoating. While it can be a hassle to close your lot, there are often feasible ways to work around it without inhibiting your business too much.
On the bright side, it often costs less to hammer everything out at once rather than splitting it up into multiple sessions. Sometimes, people decide to simply close down for a day (even if their lot works with the phased sealcoating option) because it’s quick, easy, and more affordable—even if they need to close their lot for a day to get it done.
How Long Do You Need to Close Your Lot for Sealcoating?
If you’re wondering how long you’ll need to close your lot for sealcoating and asphalt maintenance, that depends on the size of your parking space, the type of sealcoating used, and how much work needs to be done. For the average lot, the actual sealcoating process takes just a single afternoon up to a full day of work. After that, the drying and curing process takes around 24-48 hours before it’s open to vehicles, depending on the climate and other variables.
Curious how long your parking lot sealcoating will take? Reach out today, and we’ll answer your specific project questions, figure out timing, and more.
How Does Sealcoating Work in the Midwest?
If you live in the Midwest, like Minnesota or Wisconsin and you’re wondering how the sealcoating process works, here’s what you can expect. Sealcoating is the process of applying an asphalt emulsion and aggregate material to your pavement to add a waterproof layer and extend its life. The process includes:
- After cleaning the pavement, minor hole patches and asphalt repairs are taken care of.
- The asphalt emulsion is sprayed onto the surface to form an adhesive for the aggregate.
- Aggregate is applied over the asphalt emulsion.
- Rollers are used to compact the asphalt emulsion and aggregate mixture.
- Sweepers move over the aggregate.
Since Minnesota and Wisconsin are so cold in the fall and winter months, sealcoating is best done when the weather is warmer, in the summer. Warm, sunny days are best for the process to speed up the drying time and curing process. Sealcoating offers preventative asphalt maintenance in the midwest and beyond to ensure your pavement gets the longevity it deserves.
Related Read: Which Type of Asphalt Mix is Best for Your Paving Project?
Fast, Professional Sealcoating—Less Disruption, Lasting Results
When answering, “Do you need to close your lot for sealcoating?” it depends entirely on your business needs and the layout of your parking lot. Most businesses have the option to complete sealcoating in phases, so your customer parking isn’t affected. However, there are a few situations where it might not be possible.
If you’re wondering whether you need to close your lot for sealcoating or if the fixes can be done in phases, our experts at Doctor Asphalt can answer all of your asphalt maintenance questions. If you’re ready to get started with your parking lot sealcoating, click the button below.
Doctor Asphalt delivers high-quality asphalt paving and maintenance solutions designed for the unique demands of the local climate. With a strong reputation for reliability and expertise, we provide premium services that enhance the safety and longevity of commercial and residential properties. Serving Wisconsin, Minnesota, and Texas, with nationwide capabilities for multi-property clients, we ensure durable, professional results that keep your pavement in top condition.
