Asphalt Seal Coating: What Every Property Manager Should Know
If you’re a property owner or manager in Oakland or the Bay Area, maintaining your asphalt pavement should be a top priority. Asphalt seal coating is a critical preventative service that protects your investment and extends the lifespan of your pavement. Whether you’re managing a shopping center, apartment complex, or industrial site, this guide will answer your most pressing questions.
Top 10 Questions About Asphalt Seal Coating
1. What is asphalt seal coating?
Seal coating is a key asphalt maintenance process that involves applying a protective layer over asphalt surfaces such as parking lots, driveways, and commercial pavements. This liquid coating seals the surface to guard against water intrusion, UV damage, oil spills, and oxidation—all of which contribute to premature pavement failure. By preserving the integrity of the asphalt, seal coating enhances curb appeal and significantly extends the life of your pavement. For property owners in Oakland and the Bay Area, routine seal coating is one of the most cost-effective ways to protect your asphalt investment.
2. How often should asphalt be seal coated?
Most asphalt surfaces in the Bay Area should be seal coated every 3–5 years, depending on traffic load, weather exposure, and surface condition. Our experts at Forticon will assess your property and recommend a tailored maintenance schedule.
3. What are the benefits of seal coating?
- Prevents premature pavement failure
- Resists water, oil, and UV damage
- Improves the visual appearance of your property
- Saves money on long-term repairs
4. How long does the seal coating process take?
Most small commercial seal coating projects can be completed in one day or less, depending on the size of the area and weather conditions. For larger properties—especially those with ongoing tenant or employee access—work may be divided into phases over several days to minimize disruption. A Forticon Project Manager will coordinate directly with you to plan the most efficient schedule, ensuring the job is completed on time without placing unnecessary burden on your occupants.
5. Can I seal coat my asphalt myself?
While seal coating may seem straightforward, DIY applications often result in uneven coverage, poor adhesion, and premature failure. For lasting results, it’s best to hire a licensed Bay Area seal coating contractor like Forticon. We use professional-grade equipment, proven techniques, and high-quality materials to ensure your asphalt surface is protected and finished properly the first time.
6. How much does seal coating cost?
Pricing depends several factors. The surface area and condition are the main factors, yet many other aspects can affect the costs. What type of production rate we can achieve whether due to obstacles, tenants, traffic control, and the number of phases the project calls for all affect the final price.
Give an estimator a call now for more information on what seal coating your asphalt will cost.
7. Is it environmentally friendly?
Yes. Seal coating extends pavement life, reducing the need for full repaving and conserving raw materials. Modern coatings comply with environmental regulations for VOC emissions and stormwater protection.
8. How long does a seal coat last?
A properly applied seal coat can last 2-4 years on average, with some coatings lasting up to 5 years or more. The lifespan of seal coating depends on factors such as material quality, surface condition, and traffic/weather exposure. We always use the best seal coat material around, Rheed and Graham’s Overkote Pavement Sealer.
9. Will seal coating fix cracks?
Seal coating will fill hairline cracks and smooth out light surface damage, but it won’t fix large potholes or base failures. We recommend patching any large failure areas prior to seal coating for best results. When we arrive to seal coat your asphalt we will clean it thoroughly and then fill all linear cracks up to 1/2″ with either hot or cold crack fill.
Would you like your parking lot inspected first? Schedule a free consultation with our project managers today.
10. When is the best time to seal coat in Oakland?
Seal coating should be done when temperatures are above 50°F, ideally between spring and early fall. Cold weather interferes with curing and adhesion. Forticon will help you time the project right based on Bay Area climate conditions.
Schedule Your Seal Coating Service Today
Don’t wait until cracks turn into costly repairs. Seal coat season is here, and Forticon is now taking appointments for commercial and industrial asphalt maintenance in Oakland and the surrounding Bay Area. Call us today at (510) 328-3230
Serving: Oakland, San Leandro, Hayward, Berkeley, Fremont, and more Or contact us online