Have you ever noticed how some driveways and parking lots seem to hold up better than others? Staying fresh and crack-free while others show their age? The difference often comes down to routine maintenance like resealing!
Seal coating forms a protective barrier for your asphalt surfaces. It shields them from water, salt and the punishing San Diego sun that can break down the material over time. By resealing every few years, you can maintain this shield and keep your asphalt driveway or parking lot in tip-top shape. But, how do you know when it’s time for a fresh coat?
That’s what we’re exploring in this post. Understanding how long a seal coat is expected to last can guide your reapplication schedules and prevent expensive damage from occurring. We’ll discuss the typical lifespan of seal coats in the San Diego climate, as well as signs it’s lost effectiveness and needs replacing. Plus, we’ll provide guidance on timing for both residential driveways and commercial parking lots.
However, if you’d rather fast forward and get a direct answer and quote on your Southern California commercial asphalt pavement project, contact us today for a FREE QUOTE!
How Long Does a Seal Coat Last in San Diego?
On average, a seal coat application will remain effective at protecting your asphalt in San Diego for around two to three years. However, local conditions here can influence this lifespan in certain ways.
Due to the notoriously sunny climate, seal coats tend to break down faster than in other parts of the country under relentless UV exposure. The powerful rays degrade the protective compounds in the seal coat more quickly.
Additionally, since it doesn’t rain as frequently in San Diego, debris is less likely to be washed away and can more easily become embedded in the seal coat over time. Things like sand and small rocks end up abrasively wearing the membrane down prematurely.
The lack of consistent moisture also means seal coats don’t get refreshed as they would elsewhere after periods of rainfall. This accelerated degradation in our environment is why the typical lifespan tends to be on the shorter side–two to three years rather than the overall average of three to five.
Higher quality application, proper surface preparation, and stringent material selection can potentially boost this range up to three to five years for San Diego driveways. Still, two to three years remains a safe target for reapplication!
How Often to Seal Coat Asphalt Parking Lots?
For commercial parking lots in San Diego that experience heavy vehicle and foot traffic daily, reapplying a seal coat every two years is generally necessary. This is due to the added wear these areas receive compared to residential driveways.
Following this biannual schedule will ensure your asphalt parking lot stays protected when subjected to the elements and traffic in our challenging local climate. It also allows you to be proactive and seal before visible issues can arise.
Some signs it’s time to reapply seal coating to your parking lot include:
Cracking
Fine cracks in your asphalt’s surface indicate the seal coat has dried out and can no longer fully prevent cracking. Moisture can then seep in, leading to further cracking and potholes if left unaddressed. Resealing helps prevent this deterioration.
Potholes
Ignoring cracks that develop allows water access, which causes pieces to pop out over time and form potholes as the seal coat loses its protective properties. Repairing potholes gets expensive versus less costly biannual resealing to prevent them. You can read more on this in our post on “How to Patch Holes in Concrete” and “What Causes Potholes in the Road?”
Graying or Discoloration
When newly applied, the seal coat is a uniform black color. As the sealing compounds wear down from age and sun exposure, it grays uniformly. This is a telltale sign that the membrane can no longer shield your asphalt properly.
Flaking or Peeling
Sections may start to deteriorate and flake off if the seal coat adhesive abilities have expired and it’s no longer well-bonded to the surface. Resealing reinforces the bond before significant damage occurs.
Remember, ignoring these signs can lead to accelerated wear of your asphalt surface and higher repair costs down the line versus a less expensive reapplication every couple of years for protection. For commercial parking areas, prevention is easier than repair.
You’ll want to avoid driving or parking on a newly sealed asphalt surface for 24-48 hours as it cures. As detailed in our previous post on how long does it take for driveway sealcoating to dry, many factors influence cure times like temperature, humidity levels, and thickness of application.
Playing it safe by waiting the full 48 hours or checking with your seal coating contractor ensures you don’t risk damaging the uncured membrane and needing early repairs. Once that initial cure period is over, your freshly sealed asphalt driveway will provide years of protection if maintained properly going forward with periodic reapplications.
Seal coats in San Diego can last between two to three years.
With some simple, regularly scheduled maintenance like properly timed seal coat reapplication, your asphalt driveway or parking lot can stand the test of time here in San Diego. But, waiting until visible problems arise to act will likely result in much costlier repairs versus preventative resealing.
We hope you now understand the typical lifespan of seal coats in our climate, as well as signs that it needs replacing. Following the recommended timeline of every two to three years for driveways and every two years for commercial lots will keep your asphalt surfaces protected from the elements and traffic wear. Prevention is easier than repair when it comes to preserving your asphalt investment. So, don’t neglect this important maintenance task if you want to enjoy long-lasting, cracks-free asphalt!
Our team of experienced paving professionals at TMC Engineering provides a wide range of transportation construction services to meet all of your project needs. Whether you need asphalt paving, striping, sealing, or concrete work completed, we have the expertise and equipment to handle the job efficiently and cost-effectively. By combining extensive industry knowledge with high-quality materials and workmanship, we can deliver durable, long-lasting results!
Contact us today to discuss your requirements and receive a customized proposal. We aim to forge strong partnerships through collaboration on quality-focused solutions!
