Asphalt Sealing | Asphalt Repair | Basketball Courts | Tennis Courts | Running Tracks | Berrien County
Asphalt Sealing | Asphalt Repair | Basketball Courts | Tennis Courts | Running Tracks | Berrien County
Asphalt Sealing | Asphalt Repair | Basketball Courts | Tennis Courts | Running Tracks | Berrien County
Q. How often should my parking lot be sealed?
A. Your asphalt should be sealed at least every 2 to 3 years. A newly laid asphalt parking lot should be sealed after one winter. Many businesses now seal every other year. This has proven to be an excellent approach to avoid expensive repairs and maintain an aesthetically pleasing drive or parking lot. There are many factors to consider when deciding how often to seal. How much traffic the pavement receives, the weather conditions, and what application methods were used when applying the sealer, are all things that can affect its longevity. Arnt Asphalt Sealing can evaluate all of these factors and recommend a pavement maintenance plan tailored to your needs.

Q. What does asphalt maintenance do?
A. Sealcoating, crack repair, and patching are all preventive measures designed to help protect your asphalt investment. The harsh effects of gas, oil, salt, and sun oxidation will deteriorate your asphalt over time. Incorporating a systematic program of sealcoating and asphalt maintenance every 2-3 years will extend the life of pavement up to 300%! While protecting your pavement, the coating also provides an attractive "like- new" appearance that will increase your property value and keep your facility looking first class. The best part is it can save you a lot of money in replacement costs!

Q. What type of sealer do you use?
A. Arnt Asphalt Sealing uses STARSEAL asphalt pavement sealer. STARSEAL is a coal tar emulsion sealer that contains 48% to 52% solids. This is a premium commercial grade sealer that is not available at retail stores. The sealer is made from refined coal tar, selected clays, water and emulsifiers with a commercial sand load. The sand is a crucial element in sealcoating. Sand extends the life of the sealer and allows for better traction. Also added to the sealer is STARSEAL Macro-Flex latex modifier, which helps in the bonding properties of the sealer. Macro-Flex increases toughness and helps the sealer to dry quicker and reduces power steering marks, and gives the seal a much darker finish. Arnt Asphalt Sealing is a certified STARSEAL applicator and our mix designs are in accordance with the manufacturer's specifications.

Q. Before sealcoating, will my asphalt be cleaned?
A. In preparation for sealcoating, all pavement surfaces are cleaned thoroughly with high power blowers. For dirt covered areas, a wire broom will be used. If necessary a power broom or sweeper truck will be used to remove dirt build-up. Power equipment such as a heat-lance will be used to remove grass and vegetation from the pavement. Once all dirt, silt, grass, vegetation, etc. has been removed or loosened, the pavement will be cleared and blown free with high pressure blowers.

Q. Will my lot be barricaded off during & after sealcoating?
A. The parking lot will be blockaded off using a combination of orange traffic cones, flagging or yellow caution tape as necessary. All entrances will be clearly barricaded.

Q. How is sealcoating applied?
A. We store materials at our facility and deliver our material to the job site in our state of the art tanker trucks. Asphalt sealer can be applied by brush, squeegee or spray methods, depending on the surface and individual needs of the customer. For more information see our Sealcoating section.

Q. What about oil spots & stains, does sealer cover them up?
A. Oil, grease, and gasoline stains will be treated if necessary. In extreme conditions the area will be coated using STAR ONE-STEP oil spot bonding agent. This is important because sealer will not adhere properly to any petroleum products. For excessive oil damage, asphalt repair may be the only remedy.
Note: Areas severely saturated with petroleum spots cannot be warranted.

Q. When my job is scheduled for sealcoating, what can I do to prepare?
A. To complete your project we will need access to the entire area to be sealed. Some jobs we can complete one half at a time per customer request, depending on project size. Any areas with locked gates, or fenced in areas we will need a key to or a maintenance person from your facility there to grant us access. Lawn sprinklers will need to be shut off for the duration of the project. We appreciate your cooperation in this manner, as it provides you and us with the least amount of inconvenience.

Q. How soon may we drive on our lot ater sealcoating?
A. The fresh sealer must remain blockaded and allowed to cure for approximately 24 hours depending on the weather conditions. In certain situations more latex modifier can be used for a faster drying application that can be driven on sooner. Sometimes immediately following a sealcoating project some vehicles leave scuffs or "power steering marks". This usually happens when a vehicle backs out of a parking stall, stops, and turns the steering wheel while standing still. These marks wear out in a week or two and should not require any additional work.

Q. What is an 'alligator area'?
A. An alligator area is an isolated area that contains many, many cracks - also sometimes referred to as a "spider-web" area. There are many causes for these areas, which usually lead back to a weak sub base or thin pavement. It is generally recommended that alligator areas be removed and replaced rather than filled or sealed, although sometimes budgets do not allow for this kind of expense. As all of our proposals state, when we repair cracks with hot rubber, we do so in "non-alligator" areas, which means we will do very limited amount of cracks, if any, in those areas. You simply cannot repair every crack in alligator areas and there is no reason to do so.

Q. Do you fill every single crack in my driveway/parking lot?
A. It depends on what your estimate states. We will only fill the amount specified on your estimate. In some cases this will not be all of your cracks. *Please read this part carefully.* Every driveway/parking lot is different, if you have any questions as to what will be done please call or email us.

Q. You just sealed my driveway and we have ants making mounds around our rubber crackfill.
A. Ants can burrow their way through our rubber crackfilling to get out of their homes. Unfortunately we can not stop this.

Q. What is the difference between an asphalt overlay and a saw cut remove and replace?
A. An overlay is new asphalt placed over the old asphalt. A cut out is saw cut and removed and replaced to the original thickness.

Q. How long before I can drive on a newly patched area?
A. We would like you to stay off from overlays for 24 hours and cut outs for 24 hours. This also depends on temperature. Hot temperatures can keep the asphalt soft for days.

Q. How long will sealcoating my driveway last?
A. Depending on many variable conditions including weather, traffic, snowplows, trees, etc.. on average you will need to have us seal your driveway every 2-3 summers.

Q. When can I turn my sprinklers back on?
A. 24-48 hrs depending on temperature.

1240 S Crystal Ave   •   Benton Harbor MI 49022   •   269.927.1532