Is your blacktop looking a little more grey than black? How about those cracks in the pavement? Starting to get a little too noticeable? 

Fear not. This doesn’t always mean you have to replace your entire asphalt surface. In most cases, a seal treatment does the job. 

What Is Blacktop Surface Treatment?

Blacktop surface treatment is a maintenance solution that will save you thousands in repairs and possible trip and fall lawsuits. 

A complete asphalt replacement tears out a layer of asphalt and pours a new layer, which takes time. In contrast, a blacktop surface treatment is all about preservation. It rests like a shield across your pavement and protects it from all the elements that can weaken pavement: the sun, oil dripping from vehicles, water and exposure to salty sea breezes. 

Blacktop surface treatment includes many maintenance solutions that can help prevent damage to your black top, as well as give it a new look. Sealcoating, crack sealing, surface repair, and regular cleaning are among common treatments.

Los Angeles Pavement Needs to Be Treated Differently Than Other Places

Intense Sun and UV Exposure

Los Angeles sees sun all year round. It’s great for outdoor living, but it wreaks havoc  on your asphalt. Prolonged exposure to UV rays dry out the tar in blacktop, turning it brittle and susceptible to cracking. A good-quality blacktop sealer slows down this process and prevents the asphalt from becoming brittle.

High Traffic and Urban Use

From its residential side streets to its bustling business district, Los Angeles pavement holds up under constant car trampling. Parking lots, driveways and private roads degrade more quickly if not treated to help protect them, particularly in areas that are heavily used, such as apartment complexes and retail centers.

Cost-Conscious Property Ownership

It can be costly or even impossible to replace asphalt in Los Angeles. Property owners can prolong their pavement investment for decades (and save money in the long run) by using a preventive maintenance program that includes blacktop surface treatment.

How Sealcoating Helps Your Asphalt 

Sealcoating is among the most commonly employed blacktop surface treatment in Los Angeles. It is accomplished by covering the asphalt surface with a sealant to close small openings and prevent water from getting in.

Benefits of sealcoating include:

• Increased resistance of sun damage and oxidation

• Preserve from oil, gas and chemicals spills

• Enhances the appearance of your portable garage with a sleek, finish

• Reduced long-term repair costs

Most properties in LA should have sealcoating applied every two to three years, though this depends on traffic and the state of your surface.

Crack Sealing and Surface Repairs

Cracks can appear to be insignificant, but they are the primary contributors to pavement breakdown. Water gets into cracks, undermines the base and washes away the soil underneath, which causes potholes and structural damage.

Professional blacktop surface treatment includes:

• Seal cracks to keep water from getting in

• Local surface rehabilitation for fatigue areas

Tackling these problems early is crucial in Los Angeles, where small cracks can widen quikly under the pressure of extreme heat.

Residential vs. Commercial Blacktop Treatment

Residential Driveways

Looking to spruce up your driveway and avoid costly repairs or even driveway replacement? Blacktop surface coating not only enhances the looks of your driveway, but it also and saves costly driveway replacement. Another plus is that it adds value to your home.

Commercial Parking Lots

For businesses, a clean and well-kept pavement is a good signal to send to customers and tenants. Bright striping, forward facing angles and dark seal-coated asphalt enhance security, convenience and branding.

Signs Your Pavement Needs Attention

While it’s recommended that you reseal your pavement every two to three years, that may be too long in high traffic areas. Additionally, if you’ve just bought a property, you likely don’t know how long that asphalt has been there. 

Here’s what to look for in determining if your pavement needs a surface treatment:

• Fading or gray asphalt

• Tiny cracks appearing on the surface

• Textural roughness or lack of smoothness

• Water pooling after light rain

Preventative maintenance is critical in Los Angeles. If you wait too long, small surface problems will grow to require structural repairs.

Picking the Right Los Angeles Blacktop Surface Treatment Contractor

This is not a job for your general contractor and actually, most pavement companies. When you are choosing an asphalt contractor for this job, you want to make sure they are knowledgeable in the conditions that are best for pavement installation. When choosing a contractor, consider if they:

• Have experience with LA weather and traffic

• Use commercial sealers and products

• Have realistic schedules and maintenance plans

• Can show you successful past performance of similar projects, either commercial and/or residential

Outlasting Value by Proper Upkeep

Blacktop surface treatment isn’t just about aesthetics. It’s also about protecting your investment. Los Angeles property owners can extend the life of their pavement with regular maintenance that will save them money in the long run and keep the surrounding community looking its best year-round.

By getting ahead of wear and tear by collaborating with seasoned professionals, like us. Give us a call today for your free estimate.