Sealing Your Blacktop Pavement

Did you know that blacktop pavement could often last 20 years or more? You may not have because the mental image that comes into many business owner’s and property manager’s heads when you mention blacktop is fissures or cracks. This isn’t how blacktop should be.

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.

Georgia has a high Ultra-Violet index meaning that sun rays hit the surface of cement and asphalt most of the year. The average daily UV index rating for July is 8 to 10, which is very high. This shows up as a red on most charts that monitor the UV’s. This can create problems during the hottest days of summer for asphalt parking areas and streets.Sunflower

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.


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.