FREQUENTLY ASKED QUESTIONS
Do you provide free estimates?
- Yes
Are you a licensed contractor?
-Yes.
Universal Seal, Inc. is fully licensed,
bonded and insured.
Sealcoating FAQ:
1. When should a parking lot be seal coated for the first time?
- You should wait at least 30 days to allow the oils to settle in and dry out. It is appropriate to
seal after paving because it will fill in any areas that remain porous and will establish the
beginning of a regular maintenance cycle.
2. How long should the first seal coat application last?
This depends on the grade of the material, the sand and latex quantities, the number of coats, the amount of traffic.
3. How often should a lot be sealed?
This depends on the strength of the original pavement, type of traffic and quality of seal coat process and materials. Seal with Premium product at year 2 and every 3-4 years.
4. How do you apply the seal coat?
We hand apply all residential driveways. Commercial parking lots are sprayed.
5. Will seal coat waterproof an alligator cracked pavement?
Absolutely not! A seal coat is a preservative coating but has no structural value. Minor cracks should be sealed with a hot pour, rubberized material prior to seal coating. Alligator cracked
areas should be excavated and repaired with a sufficient thickness of asphalt prior to seal
coating.
6. How long does it take the material to dry?
This depends on how many coats are applied and the weather conditions. Generally a full 24 hours.
7. Will the seal coating material track into my buildings?
Each section must be secured prior to the start of work. Schedules must be communicated to the tenants so that everyone understands the traffic patterns throughout the project. The material will track if it is walked on or driven on before it has dried.
8. How do you block off sections in a parking lot?
Developing a plan to section off the parking lot to maintain traffic flow through the project is critical to its success. Tenants must be informed throughout process so they can plan accordingly. Each area is blocked off with yellow traffic tape and flashing barricades. Each
parking lot is different so the sectioning plan and barricading plan must be customized to the needs of the tenants and the property manager.
9. Why are there tire marks showing on a newly seal coated parking lot?
The material dries to the touch in a few hours but it takes several weeks to fully harden,
especially in the hot sun. Expect power steering marks as the sand is sheared away from
the oil based sealing but over time these marks will go away.
10.What type of asphalt sealer do you use
We seal your entire driveway by hand with brush. We use commercial grade Seal Master
mineral filled asphalt emulsion sealer.
Crack Filling FAQ:
1. When should a crack be filled?
Can be done throughout the life cycle of a pavement; however, only isolated cracks should be sealed, never “alligatored” areas.
2. What time of year should cracks get filled?
Crack filling season begins in April and ends in November. Crack filling can be completed in the winter months as long as it is dry. It is best to crack fill going into the winter months when the cracks in the asphalt are as wide as possible. In the colder months cracks expand and in the summer months, cracks contract.
3. How often should a lot be crack filled?
Since this is a maintenance operation, it can be done as often as needed. Pavements on a
yearly maintenance and repair plan, should budget for this once a year.
4. Why can't “alligatored” areas be crack filled?
When “alligatored” areas appear in a parking lot it means that water has penetrated the sub-grade layer and the pavement can no longer support the weight of the traffic. Crack filling
is not the solution at this stage.
5. How long does it take the material to dry?
The Crack filling material is applied at 300° F but cools to the touch in minutes. Black silica sand
is broadcasted over fresh crack filler to prevent tracking.
6. Will the crack filling material track into my buildings?
Each section must be secured prior to the start of work. The material will track if it is walked on or driven on before it has dried. During the hot months crack filler softens. The black silica sand helps tracking.
7. Will seal coat material stick to crack sealing material?
The two materials will bond but since the Crack sealing material is designed to flex through a wide temperature range, the sealer will chip off from the crack seal. Expect a color difference between the two materials.
8. We had our pavement crack filled and some of the cracks re opened?
That happens due to the freeze thaw cycles in the winter. Cracks may re open. Crack filler is applied hot and squeegee-ed tightly into crack. When crack filler cools off it expands. Crack filler is flexible and moves with the winter movement. That is why crack filling is a yearly maintenance
