By Lori Helms

So, you’ve finally nailed down that large sealcoating project you’ve been chasing – but now that you’ve sealed the deal with your customer, what will you do to make sure you properly sealcoat the surface as promised?

There are so many variables that can cause problems during sealcoating, so to get a better understanding of how to recognize possible issues before they occur, I reached out to some industry professionals to get their advice on what are the necessary steps a contractor should take to keep sealcoat bonding problems from happening, and in turn, keep your new customer a happy one.

Mark McLeod, President and CEO of Maintenance Inc./Able Industries, says that about a year or so following a new asphalt project, the pavement surface will become gray or faded. “The asphalt surface starts to oxidize the oils on the pavement surface immediately after paving — this occurs from sun and water bleaching and washes away the light oils,” he says. “When this occurs, a pavement sealer must be applied to replenish the oils lost through the natural oxidation process.” But preparation for the sealcoat is one of the most important steps to avoid any issues during application or once the job is finished.

Brad Anderson is the owner of B&E Sealcoat Products, Inc., in Grand Rapids, Michigan. He says the company had been in the asphalt maintenance industry for more than 25 years as contractors before stepping into manufacturing. So, they understand sealcoating from both perspectives.

“We’re not a franchise rep or just a manufacturer pushing product,” Anderson says. “We’ve dealt with the same problems contractors face daily, and we’ve learned how to solve them.” He says there are a few common causes for bonding failures, but primarily it can occur due to poor surface preparation, such as sealing over dirt, oils, moisture or incompatible coatings.

“Another frequent problem is sealing over loose or flaking remnants of past coatings, especially if the previous product was coal tar, acrylic-based or is otherwise incompatible with the new material,” he says. “These unstable layers break away over time, causing the new sealer to fail with them.”

McLeod adds that another major cause of bond failure comes from perhaps an unsuspected source – tree sap. “Overhanging trees such as pine and oak are constantly micro-dripping sap on top of the pavement surface,” he says, “actually waxing the surface, and no pavement sealer will bond to it. It must be cleaned with soap (using) a high-pressure wand of hot water to remove this sap prior to the application of the pavement sealer.”

Above all, says Anderson, thorough cleaning and preparation of the site is critical. “Use blowers, scrubbers, brooms or hot water pressure washers — whatever the job requires. Make sure the surface is completely dry. Don’t apply if rain is forecasted and avoid sealing shaded areas with lingering dew or moisture.”
These are all great recommendations to consider before starting a sealcoating project, but even a well-planned application can go awry. Is it possible to fix bonding issues after the fact?

Nihal Pandrapragada, Technical Manager at STAR Inc., says it is, and these are the steps he says should typically be followed:

– Strip the sealer near the area with  issues

– Prep the surface according to what has caused the issue

– Apply primer in case of oil spots or hard-to-bond surfaces

– Re-seal the area with sealer, fortified with additives that improve bonding

Pandrapragada also says that setting the right expectations with customers is crucial. “It is the contractor’s job to advise them about proper curing times and factors that could affect it. Factors include (but are not limited to) temperature, moisture, any rain forecast, etc.”

Here are his best practice ideas to advise your client:

– In ideal situations, surfaces take 24-48 hours to completely dry, though the sur face may feel dry to the touch within a few hours.

– Avoid walking on the surface for at least 24 hours.

– Avoid vehicular traffic for 48 hours.

– Do not turn on sprinklers during the initial drying/curing stages.

– Do not drag any sharp objects on the surface in the initial days.

– Some streak marks/scuffing might appear in the initial days, which fades over time.

– And always advise the customer to call ifthey have any questions.

All of the experts we contacted agreed that communication is everything when it comes to minimizing any misunderstandings that might occur with customers. Anderson says his company provides written aftercare instructions, documents pre-existing conditions and clearly explains the process before starting. He also recommends walking the job with the customer and setting clear expectations about timelines, appearance and durability.

McLeod agrees that the more information provided, the better. “Owners of asphalt parking lots and driveways usually do not understand the process for sealing their properties,” he says. “I suggest (to contractors) that they add a clause in their contracts that state certain areas on their property have trees and excess dirt and risk the possibility of those areas failing. Being up front with the owner will give them a feeling of trust that there are areas that have a potential for a reduced service life, and therefore they cannot guarantee that those areas in question will last under the current warrantied timeframe.”

And as far as the single most important thing our experts have found to keep customers happy?

For Anderson, there’s an easy answer. “Be honest and responsive,” he says. “Don’t oversell what the product can do. If a problem comes up, fix it fast and professionally. Under-promise, over-deliver. That builds trust, repeat business and referrals.”