Asphalt Surface Coating: A No-nonsense Approach to Saving Money with Simple Maintenance

Understanding Asphalt Surface Coating and Maintenance

Let’s face it - in Southern Ontario we have the most extreme swings of weather and temperature, from the bitter cold of January, to the sweltering heat of July and August. The intensity of those seasons takes its toll on any man-made structure or material exposed to the elements year-round: and if you are in exterior property management, you know this better than anyone. The life of an asphalt parking lot, driveway, road or access route can be extended with an asphalt surface coating program as part of your property’s Pavement Management Plan. It’s mostly just basic science and common sense. Protect the important elements, and the functional and aesthetic benefits of your property’s surface will last for many, many years.

A Common Sense Understanding of Asphalt Deterioration

Asphalt is an aggregate mixture of crushed stone, cement, petroleum compounds, sand and gravel. So the density or compacting factor during application is critical to a lasting and durable settling of the material; free of seem weakness or seeping opportunity from moisture. Nature’s seasonal heat and cold extreme swings, combined with vehicle traffic load, frequency and constancy over time, wears away the fine aggregate mixture at the surface. Left unprotected, the top layer becomes more porous – moisture seeps to deeper levels – reducing the adhesive of the asphalt composite.
Without surface maintenance, the seasonal cycles will continue until moisture reaches the aggregate base, and larger pieces of asphalt are worn away. Eventually the expansion and contraction of ice and other penetrating debris expands the pockets into cracks, holes, and in time, a network of cracks will lead to pavement failure.

An Effective Pavement Management Plan (PMP)

Keeping your asphalt surfaces looking and functioning like new is simply a matter of regular maintenance, using quality materials and professional application. Every three to four years it is highly recommended to have a high durability sealcoat applied to all outdoor pavement surfaces exposed to the sun, traffic and weather related moisture.
A PMP should:
  1. Take a detailed inventory of asphalt surface conditions. Record good, fair and poor pavement surfaces.
  2. Evaluate the importance for each surface segment to the property route, or access lane and rate their importance for: traffic volume, functional classification, and demand.
  3. Schedule maintenance of good surfaces to keep them in good condition.[6]
  4. Schedule repairs of poor and fair pavements in priority sequence, as available funding allows.

Choosing an Asphalt Sealing Vendor

While sealing will immediately improve the aesthetic appeal of any surface, it is important that your vendor guarantees the quality of the materials, proper pre and post application care, and the highest mil. thickness of sealant possible.


In order to get effective adhesion, your vendor must have the right equipment to prepare the surface prior to application; most important is a power sweeper to remove dirt, debris and any surface impediments that may lie between the sealant and the asphalt surface. For larger surfaces, it’s wise to choose a pavement solution provider with self-propelled sealcoat application machinery, to minimize the property’s downtime, and to provide a more uniform appearance across the entire surface area.


At Sure-Seal Pavement Maintenance, we only use the best materials, equipment and methods. We back up all our work with industry leading warranty, confident that our work will last the test of time. See for yourself with our galleryContact us today for a quote!


Remember, asphalt surface coating is estimated to reduce the life cycle costs of your pavement by up to 50 per cent!

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