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Owning and/or managing property requires some amount of juggling. Not only do you have to deal with tenants renting out space, but you have an obligation to maintain your property. This can entail a pretty big annual checklist of chores, as well as extras that pop up from time to time.
Along those lines, you may find yourself in the position of having to decide what to do with the asphalt on your property. Is it time for replacement, or can you save some money and extend the life of your pavement with sealcoating? If you do opt for sealcoating, how can you be sure it’s done properly? Here are a few tips for property managers that want to evaluate a completed sealcoating project.
Understand the Purpose and Function of Sealcoating
What can you reasonably expect from sealcoating? It won’t deliver all the benefits of repaving, but it should waterproof the surface, protect against oxidation and deterioration, help to melt snow and ice, make cleaning easier, and of course, extend the usable life of your asphalt by helping to prevent damage and deterioration.
It’s important to understand going in that sealcoating is not resurfacing, so if you have dips, areas of erosion, rough spots, cracks, and chips, you may need some additional filling to create a smooth and even base prior to sealcoating. Or it may be time to consider repaving.
Understand the State of Your Asphalt
A paving company that’s on the up-and-up will be honest about the state of your asphalt prior to recommending sealcoating or other options. If your asphalt is in bad shape and it’s been neglected for a decade or more, chances are sealcoating will not meet your needs.
Sealcoating is not a cheap cure-all for damaged or deteriorated asphalt. It’s an affordable means of extending the life of asphalt that has already been well-maintained. It will not fix structural or functional issues with severely worn, cracked, or otherwise damaged asphalt, and a reputable contractor should make this clear from the beginning so you don’t harbor false expectations and end up disappointed with results.
Be Realistic about Wear and Tear
When sealcoating is performed every few years, it can truly extend the life of your asphalt. However, this doesn’t mean you won’t experience wear and tear in between, especially in areas with high traffic volume or portions of pavement that were worn or damaged before sealcoating was applied. Knowing what to expect going in can help you to realistically evaluate sealcoating after the fact.
