Challenges of Late Season Sealcoat Application

Late in the fall it’s guaranteed, homeowner’s and commercial property managers call to have their pavement crackfilled and sealed.

While late season applications are not impossible to complete, there are a few variables for you to consider:

• Temperatures: must be 50˚ F and remain at or above that level for coal tar sealer to properly dry and begin to cure. When temperatures are cooler, water takes longer to evaporate and the film of the sealer takes longer to harden. 
• Traffic: should remain off the newly sealed pavement for a three-day period vs. the normal 24-36 hours. 
• Sunlight: Nothing helps sealer dry and/or begin to cure faster than direct, warm sunlight. As summer days turn to fall, days get shorter and the position of the sun becomes southern instead of overhead. North sides of buildings and shaded areas take longer to dry as sunlight rarely reaches these areas.

For a commercial lot, your professional sealcoating contractor may recommend completing the crackfilling of the parking lot in the Fall and returning to seal in the Spring. Crackfilling will deter further water intrusion under the pavement and help to minimize damage from the freeze and thaw through the winter.

Just remember, if you insist on having the sealcoating done, your professional contractor may have you sign a limited liability contract.