Your driveway takes a beating every day, from weather to vehicle traffic and weight, and that damage adds up over time. Sealcoating is a simple and cost-effective way to extend the lifespan of your asphalt driveway and keep it looking sharp. Let’s dive into why asphalt sealcoating is a smart move for both your wallet and your property.
Sealcoating is a liquid mixture that typically includes asphalt, water, fine aggregate (a coarse mixture usually consisting of sand and crushed stone), and chemicals, which together form a protective barrier against the elements. Professional application is quick and painless. The surface is cleaned, the special sealant is mixed to the perfect consistency and coverage, and then is applied across the driveway surface with a dry and curing time of about 24-48 hours.
Sealcoating offers a quick and cost effective repair that improves the safety and longevity of your driveway. Here are the biggest benefits you can expect:
Water is a bitter enemy to asphalt surfaces. First, it wears down the surface, creating dips and leaking into small crevices, and then gradually expands its reach into the pavement with every rain. When that water freezes and thaws (a Colorado specialty), it expands and contracts, expanding the cracks and fissures in and underneath asphalt surfaces.
It may not seem like much as it’s happening, but that’s precisely the problem: before long, those small cracks will widen, some will become full-on potholes, and your driveway will look like it’s been through a war. Even if it’s still usable, you’re looking at full-on driveway replacement, which is far more expensive than sealcoating.
Sealcoating, by contrast, slows down this cycle by creating a barrier over your asphalt, preventing water from seeping in and doing damage. With that extra layer of protection, you’re avoiding expensive and frequent asphalt repair services down the road.
We love Colorado’s constant sunshine, but for your asphalt, it's a different story. Prolonged exposure to UV rays dries out the surface. This is called oxidation. The problem here is that a dry driveway means that it’s brittle due to a loss of oils and a loss of its original flexibility, and more likely to crack under vehicle loads and routine use. Over time, UV exposure also leads to unsightly fading and deterioration, i.e. that grey color you’ve probably gotten used to.
In addition to keeping out moisture, sealcoating’s protective layer acts like sunscreen for your driveway. In this way, you’re investing in a longer-lasting, better-looking surface that resists fading and stays strong for years to come. In fact, after sealcoating, your driveway will look like it’s brand new—the dark color and level surface gives a clean and well-maintained appearance. If you’re considering selling your home, sealcoating is a great way to boost curb appeal and impress potential buyers without paying the full price of a new driveway installation.
Think of sealcoating as an investment in your driveway’s future. Sealcoating costs a fraction of what you’d pay for major repairs—typically between $0.15 to $0.25 per square foot, compared to a full replacement, which can run you $3 to $5 per square foot. Ignoring small cracks or surface damage can leave you with expensive potholes or other large-scale repairs. By staying on top of preventative maintenance, you save significant money over time and avoid the stress of dealing with a driveway that’s falling apart.
Cracks and potholes are more than just eyesores—they’re potential safety hazards. If someone trips and falls on your driveway, you could end up dealing with medical bills or even lawsuits. An uneven surface can also cause vehicle damage, from tire blowouts to suspension issues. So when you sealcoat your driveway, you're making it safer for everyone as well as preventing secondary, unforeseen expenses.
It’s generally recommended that you sealcoat your driveway once every two to three years. However, the Colorado elements, freeze-thaw cycles, and blazing sunshine are not going to go easy on your asphalt, so you might want to consider a sealcoat. Looking to work with the best? Submit a request with the pros at Asphalt Doctors today, and you’ll be taking in the sweet sight of a freshly sealcoated driveway in no time.
Asphalt pavement might look tough and resilient, but when Colorado snow and rain comes into the picture, things can quickly change. Water has a way of seeping into the smallest cracks, and once it’s in, the damage can begin. As the seasons progress, those cracks can widen and deepen, making your pavement rough and uneven. Understanding how weather elements like snow and rain affect asphalt is key to keeping it in great shape year-round. Here’s what the Asphalt Doctors have to say about it.
Snow and cold temperatures can be particularly harsh on asphalt surfaces. It’s not just the moisture and cold themselves that pose a threat; it’s the freeze-thaw cycles that can cause serious damage. Here's how cold temperatures and snow affect asphalt:
You might wonder: what’s a little rain compared to a snowstorm? Don’t be fooled. The problem with rain isn’t just the water itself—it’s how it interacts with the surface and what's going on beneath. Here’s how rain can damage asphalt:
Preventing asphalt damage before it starts is key to keeping your pavement in great shape, especially when it comes to the effects of weather. There are a few simple steps you can take to make sure rain, snow, and everyday wear don’t turn your pavement into a cracked, pothole-filled mess.
First up, sealcoating. Think of sealcoating like sunscreen for your asphalt. It forms a protective barrier on top that helps keep water, UV rays, and chemicals from reaching beneath the surface. By applying a fresh coat every few years, you’re sealing out the moisture that would otherwise seep in and start breaking down the foundation of your pavement. It’s one of the most effective ways to extend the life of your asphalt.
Then there’s crack sealing, which is just as important. Over time, small cracks are bound to form, whether from regular traffic or the natural settling of the ground beneath the asphalt. The trick is not to let them grow into bigger problems. Crack sealing involves filling those little gaps with a durable material that prevents water from sneaking in and making things worse. It’s a simple, cost-effective way to stop rain from wreaking havoc under the surface.
Finally, you can’t forget about drainage. Proper drainage is the unsung hero of asphalt maintenance. If water is pooling or not draining away from your pavement properly, it’s going to cause problems. Installing or fixing drainage systems, like gutters or French drains, can help keep water off the surface and away from the base of the asphalt. This reduces the risk of erosion and the formation of dips or soft spots that lead to more damage down the road.
At Asphalt Doctors, we know asphalt inside and out—literally. Whether your pavement has been hit hard by snow, rain, or just the wear and tear of everyday traffic, we’ve got the tools and expertise to keep it looking its best. From small cracks to major resurfacing, our team can handle it all, making sure your asphalt is strong, smooth, and ready to take on whatever Mother Nature throws its way.
What sets us apart is our commitment to quality. We don’t just patch things up and hope for the best. We take the time to assess the condition of your pavement, find the root cause of the issue, and provide long-term solutions that last. Whether it’s sealcoating to protect against future damage, crack sealing to keep water out, or installing proper drainage systems, we do it all with precision and care.
Ready to give your asphalt the care it deserves? Reach out to Asphalt Doctors today, and let’s create a plan to keep your pavement smooth and strong for years to come. Your pavement will thank you—and so will your wallet.
Asphalt surfaces face a constant battle against the elements and everyday wear and tear. From the scorching sun to freezing winters, these harsh conditions can take a serious toll, leading to unsightly damage and costly repairs if left unchecked. Knowing the signs of asphalt damage and how to address them can help you stay on top of necessary maintenance and ensure a smooth, safe, surface season after season.
Whether it's cracks, potholes, or surface deterioration, understanding the common types of asphalt damage can save you time, money, and headaches down the road. At Asphalt Doctors, we have over 30 years of experience conducting asphalt repair services all across Denver and the Front Range—here’s some insight into the common types of asphalt damage that we see and our recommended repair methods.
Though durable, asphalt surfaces are not immune to various forms of damage that can occur over time.
One of the most frequent issues is cracking, which can manifest in several ways, including alligator cracking, linear cracking, or edge cracking. These cracks are often caused by the repeated expansion and contraction of the asphalt from temperature changes or heavy traffic loads. Left unaddressed, they can expand and lead to more significant and costly problems.
Another common issue is potholes, which form when water seeps into cracks, erodes the underlying soil, and creates a void. As vehicles pass over these weakened areas, the surface collapses, resulting in a hole. Potholes are not only unsightly but also pose a safety risk for vehicles and pedestrians.
Surface deterioration is another type of damage that occurs when the asphalt binder begins to break down, often due to exposure to UV rays and oxidation. This can lead to raveling, where the top layer of the asphalt loosens and crumbles, or to a more severe loss of the surface layer, leaving the pavement rough and uneven.
Lastly, rutting can occur in areas where there is consistent traffic, causing depressions in the asphalt that follow the wheel paths of vehicles. This damage can make the surface uneven, reduce traction, and accelerate other forms of deterioration.
Understanding these common types of asphalt damage is the first step in maintaining your pavement's integrity, but many property owners or managers make the mistake of delaying necessary maintenance or repairs.
Damaged asphalt poses significant risks that extend beyond mere cosmetic concerns, such as:
Asphalt damage can be addressed with a variety of repair methods, each tailored to the specific type of damage and the extent of deterioration. Below are the most effective repair techniques for common asphalt issues, including how they work and why they are necessary.
Surface skin patching is ideal for addressing minor surface damage, such as small cracks and surface deterioration. This method involves applying a thin layer of asphalt over the existing surface to restore its smoothness and appearance. The process begins with cleaning the damaged area to remove any loose debris. Next, a tack coat is applied to ensure the new asphalt adheres properly. Finally, a fresh layer of asphalt is spread over the area and compacted.
Surface skin patching is a quick and cost-effective solution for early-stage damage. It’s particularly useful for addressing raveling or surface-level cracking before these issues escalate into more severe problems, such as potholes. However, it's important to note that this method is best suited for minor damage; more extensive repairs may require a different approach.
Infrared patching is a highly effective method for repairing potholes, minor cracks, and surface irregularities. This technique uses infrared technology to heat the damaged asphalt to a workable temperature, making it easier to blend new asphalt into the existing pavement seamlessly. The process begins by heating the affected area with an infrared heater, which softens the asphalt. The softened material is then raked and leveled, and new asphalt is added as needed. The area is then compacted to ensure a smooth finish.
Infrared patching is particularly advantageous because it creates a thermal bond between the old and new asphalt, resulting in a durable, long-lasting repair. It’s a versatile solution that can be used in various weather conditions, making it an excellent choice for year-round repairs. Furthermore, this method is relatively quick, with surfaces being ready for traffic immediately after the process is completed.
For more severe damage, such as deep potholes, extensive cracking, or structural failures, full depth patching is the most appropriate method. This technique involves removing the damaged asphalt and the underlying base material to reach the root of the problem. Once the damaged material is removed, the area is filled with new base material and compacted. A new layer of asphalt is then applied on top and compacted to match the surrounding pavement.
Full depth patching addresses the underlying causes of asphalt failure, making it a more permanent solution than surface-level repairs. It’s essential for maintaining the structural integrity of heavily trafficked areas where surface repairs alone would not be sufficient.
Sealcoating is a preventative maintenance technique that protects asphalt from the elements and extends its lifespan. It involves applying a protective layer of sealant over the entire asphalt surface. This sealant shields the pavement from UV rays, water, and chemicals, which can cause the asphalt to crack, fade, and deteriorate.
Sealcoating is effective in preventing surface oxidation and slowing down the progression of minor cracks. It also enhances the appearance of the asphalt by restoring its deep black color. While sealcoating doesn’t repair existing damage, it’s an essential step in maintaining the longevity of asphalt surfaces and preventing the need for more extensive repairs in the future.
Crack sealing is a targeted repair method used to address individual cracks in the asphalt before they expand and lead to more significant damage. This process involves cleaning the crack to remove debris and moisture, then filling it with a hot rubberized sealant. The sealant is designed to expand and contract with the asphalt, creating a flexible, watertight seal that prevents water from seeping into the pavement and causing further deterioration.
Crack sealing is essential for preserving the integrity of asphalt surfaces, particularly in areas that experience frequent freeze-thaw cycles. By sealing cracks early, you can prevent them from turning into larger issues, such as potholes or alligator cracking.
Each of these repair methods plays a crucial role in maintaining the health and longevity of your asphalt surfaces. From minor patching to full-depth repairs, choosing the right approach depends on the type and extent of damage your pavement has sustained.
Proper maintenance and timely repairs not only enhance the appearance and safety of your asphalt but also save you money in the long run by preventing the need for more extensive repairs.
For the highest quality asphalt repair services, look no further than the professionals at Asphalt Doctors. With over 30 years of experience, we’re here to ensure your asphalt is maintained to the best possible standard. Contact us today to schedule your asphalt repair or to learn more about why our clients love working with us!
Asphalt Doctors has been a trusted name in asphalt maintenance since 1994, and we're here to ensure your surfaces stay in top condition. Maintaining asphalt is crucial for prolonging its lifespan, enhancing safety, and preserving its aesthetic appeal, and with 2024 flying by, staying updated with the best maintenance practices is more important than ever.
In this blog, we'll share expert tips on inspections, cleaning, sealcoating, crack sealing, pothole repair, and proper drainage solutions. By following these guidelines, you can save on costly repairs and keep your asphalt looking pristine. Let's dive into the best ways to maintain asphalt in 2024.
Consistent inspection and cleaning are foundational steps to maintaining asphalt. Regular inspections allow you to identify early signs of damage, such as small cracks or surface wear, before they escalate into costly repairs. At Asphalt Doctors, we recommend inspecting your asphalt surfaces at least twice a year, preferably in spring and fall. Cleaning should also be routine to remove debris, dirt, and chemical spills that can degrade the asphalt.
Start by sweeping away loose debris, then wash the surface using a mild detergent and water. Pressure washing can be particularly effective for deep cleaning, but ensure it’s done at a safe pressure to avoid surface damage. Regular upkeep not only preserves the asphalt's appearance but also extends its lifespan by preventing minor issues from becoming major problems. By dedicating time to these simple tasks, you'll maintain a smooth and safe asphalt surface all year round.
Sealcoating is a key practice for maintaining the durability and appearance of your asphalt. This process involves applying a protective layer that shields the surface from damaging elements like UV rays, water, and oils. Sealcoating not only enhances the asphalt's resistance to these factors but also gives it a fresh, smooth, and jet-black finish, significantly improving its aesthetic appeal.
It's best to sealcoat your asphalt during moderate temperatures, typically in the late spring or early fall, to ensure optimal adhesion and curing. Asphalt Doctors recommend applying a new sealcoat every 2-3 years, depending on the amount of traffic and exposure to the elements your asphalt endures. Preparing the surface properly before sealcoating is critical; this includes cleaning the pavement thoroughly and repairing any minor cracks or potholes.
Sealcoating is not a DIY task for most people; hiring professionals ensures the job is done correctly and efficiently. By investing in regular sealcoating, you can significantly extend the life of your asphalt, protect it from daily wear and tear, and maintain its appealing look. This preventive measure will save you money in the long run by reducing the need for more extensive repairs.
Promptly sealing cracks and potholes is crucial to maintaining the integrity of your asphalt. Cracks may seem minor initially, but they can quickly widen and allow water to seep in, causing extensive damage beneath the surface. To effectively seal cracks, start by cleaning out any dirt or debris using a wire brush or air compressor. Next, fill the cracks with a quality asphalt filler, ensuring it is level with the surrounding pavement.
Potholes are more severe and require immediate attention. Begin by clearing out any loose material within the pothole and then filling it with a suitable asphalt patching material. Ensuring proper compaction is key, as poorly compacted repairs will degrade more quickly. Using professional tools or hiring experts like Asphalt Doctors can guarantee a durable repair.
Regularly monitoring and addressing these issues not only prolongs the lifespan of your asphalt but also enhances safety by reducing the risk of accidents. Consistent maintenance keeps your asphalt smooth and extends its longevity, preventing minor problems from escalating into major repairs. By staying vigilant and proactive, you can preserve the structural integrity and aesthetic appeal of your asphalt surfaces.
Effective drainage is vital for maintaining the health of your asphalt. Poor drainage can lead to water accumulation, which weakens the asphalt structure and accelerates deterioration. To ensure proper drainage, start by assessing the slopes and grading around your asphalt surfaces; they should direct water away efficiently.
Regularly clean and maintain gutters and drainage ditches to prevent clogs and ensure unobstructed water flow. Installing catch basins can also help manage water runoff in areas prone to pooling. Keeping an eye out for standing water after rains can alert you to potential drainage issues that need addressing.
Proper drainage not only prolongs the life of your asphalt but also reduces the likelihood of cracks and potholes, leading to a safer and more durable surface. By implementing and maintaining effective drainage solutions, you protect your asphalt investment and avoid costly repairs down the line. Remember, effective water management is a cornerstone of asphalt longevity.
Maintaining your asphalt doesn't have to be overwhelming if you follow these best practices: regular inspections and cleaning, timely sealcoating, effective crack sealing and pothole repairs, and proper drainage solutions. By investing time and effort into these maintenance tasks, you can significantly extend the lifespan of your asphalt and keep it looking pristine year-round.
For expert assistance and to ensure the highest quality care, trust the professionals at Asphalt Doctors. Contact us today for a comprehensive evaluation and tailored maintenance plan to suit your needs. Let Asphalt Doctors help you protect your investment and maintain beautiful, durable asphalt surfaces. Reach out now and see the difference our expertise in asphalt maintenance can make!
Every year homeowners invest their precious time and money to improve their home, but did you know that your driveway has a substantial impact on its total value? For homes that are on the market, driveways are one of the primary exterior features analyzed during an inspection - this is because a well-maintained driveway can significantly enhance a property’s aesthetic appeal and longevity, whereas the opposite can greatly detract from it.
By investing in proactive maintenance such as sealcoating, you can extend the lifespan of your driving surfaces by protecting them from harsh Colorado elements like snow, hail, rain, intense sunlight, and frequent periods of freezing and thawing. At the Asphalt Doctors, we have experience working with all types of commercial and residential driveways - what follows is our comprehensive guide detailing the importance of regularly sealing an asphalt driveway.
Sealcoating is one of the most effective ways to maintain an asphalt driveway, making it look brand new aesthetically and impervious to damage from weather and wear. It involves applying a viscous liquid very similar to asphalt on top of the original asphalt surface, which can be applied in a targeted manner over cracks and chips or across the entire surface. Sealcoating is essentially a protective barrier that shields the original asphalt surface against anything that might wear it down or cause it damage.
Composed of either coal tar pitch or asphalt cement mixed with inert fillers, water, emulsifying agents, and additives, the result is a smooth, black finish that resembles what asphalt looks like when it is new and freshly laid. At Asphalt Doctors, we utilize a specially designed coal tar emulsion sealer that meets all federal government specifications.
There are many reasons why asphalt can fail including poor initial installation, low-quality materials, water ingress (mixed with periods of freezing and thawing), extensive use, overloaded weight, intense UV rays, and more. The most common factor that damages asphalt, however, is surface water that seeps into the asphalt and causes it to expand and contract when it freezes and thaws. Mixed with poor drainage and compounding damage from potholes, asphalt can deteriorate quickly once the damage has begun.
As mentioned above, once asphalt has received some damage such as the development of a crack or a small pothole, further damage can spread quickly in exponential fashion. What starts as a simple, almost invisible crack leads to a larger crack, which then leads to a pothole that eventually grows into an entirely broken section of the driveway.
When your driveway is not properly maintained, therefore, you can expect to see more damage and more costly repairs quickly add up over the course of its life until it needs a premature replacement. The only way to prevent these expensive repairs and replacements is to invest in regular sealcoating of the asphalt driveway.
The benefits of regularly sealing an asphalt driveway include:
You should consider sealing your driveway as needed as well as on a routine basis. If you notice that your driveway is becoming gray and dried out or is forming small cracks and chips, this is definitely a sign that your driveway needs to be sealed before it starts developing even more significant damage.
On the other hand, you should also consider sealing your driveway routinely. Depending on how much the driveway is used and whether it tends to hold a lot of weight or get access to a lot of moisture and sunlight, the frequency your driveway needs to be sealed will vary. As a rule of thumb, we recommend resealing your driveway at least once every two years, and more frequently if you have the means to do so. Despite the added cost, the benefits of routinely sealing your asphalt driveway are worth it, because, in the long run, significant repairs and replacements will end up costing you far more than a routine sealing.
While it is possible to sealcoat your driveway yourself, it is always recommended to hire the help of professional sealcoating services unless you have all the equipment you need and a lot of experience using it. Renting or purchasing seal coating equipment in itself often makes a DIY job more expensive than simply hiring a professional, and if you don’t have experience sealcoating, it’s likely that the end result will be uneven and ineffective at protecting the asphalt driveway.
Conditions must be right to have sealcoating done. The temperature must be at least 45 degrees for no less than 24 hours during and after the application and it cannot be applied if rain is expected in the next 24 hours. No vehicles are allowed on the surface during the application process and must remain off of the surface for 24 hours after the application. Be sure to turn off all the sprinklers as well so the surface doesn’t get wet.
The pavement will be swept and blown clean before being cured and treated with a primer. Two applications of the sealcoat will be applied, and all edging/ small spaces will be hand-applied with a squeegee. The first coat is applied with 30 mesh sand to create a thicker coat, and the second coat is sprayed on by a mechanical applicator to obtain an optimum sealcoat.
Sealcoating is one of the most important elements of a pavement management plan, and it is highly recommended that asphalt driveways are regularly sealed in order to maintain their structural integrity and prevent significant and costly repairs or replacements over time. With summer around the corner, there’s no better time to start protecting your driveway from the harsh Colorado elements - contact the Asphalt Doctors today to learn more or to get started with your sealcoat project!
