In Clackamas County, where rain, snow, and fluctuating temperatures are common, maintaining your parking lot is essential to protect your property and ensure safety. Sealcoating is a cost-effective way to extend the life of your asphalt, prevent costly repairs, and maintain a professional appearance. But how do you know when it’s time to sealcoat? Here are five key signs your parking lot in Clackamas County needs immediate attention:

1. Fading or Discoloration

• What to Look For: A grayish, faded surface instead of the deep black color of fresh asphalt.

• Why It Matters: UV rays and oxidation break down the binders in asphalt, leaving it vulnerable to cracks and water damage.

• Solution: Sealcoating restores the dark, sleek finish and adds a protective layer against Clackamas County’s unpredictable weather.

2. Small Cracks and Fractures

• What to Look For: Hairline cracks or small fractures scattered across the surface.

• Why It Matters: Cracks allow water to seep into the asphalt base, leading to erosion and potholes during freeze-thaw cycles, which are common in Clackamas County winters.

• Solution: Sealcoating fills minor cracks and prevents them from expanding, saving you from costly repairs.

3. Oil Stains and Chemical Spills

• What to Look For: Dark oil stains or areas where chemicals have eaten away at the surface.

• Why It Matters: Oil, gasoline, and other chemicals dissolve the binders in asphalt, weakening its structure.

• Solution: Sealcoating covers stains and creates a barrier against future spills, preserving the integrity of your parking lot.

4. Potholes or Uneven Surfaces

• What to Look For: Depressions, crumbling edges, or areas where the surface is uneven.

• Why It Matters: Potholes and uneven surfaces are safety hazards and can damage vehicles.

• Solution: While sealcoating won’t fix large potholes, it prevents further deterioration and supports patch repairs.

5. Water Pooling or Poor Drainage

• What to Look For: Puddles of water that remain after rain or snow.

• Why It Matters: Poor drainage indicates surface erosion, which can lead to cracks and foundation damage.

• Solution: Sealcoating restores a smooth, water-resistant surface, ensuring proper drainage and preventing water-related damage.

6. Why Sealcoating Matters in Clackamas County

Sealcoating is especially important in Clackamas County due to the region’s:

• Rainy Winters: Frequent rain can seep into cracks and erode the asphalt base.

• Freeze-Thaw Cycles: Water that freezes and expands in cracks can cause significant damage.

• UV Exposure: Summer sun can dry out and weaken asphalt over time.

By addressing these signs early, you can avoid costly repairs and extend the life of your parking lot.

Take Action Today

Don’t wait until small issues become major problems. If you notice fading, cracks, stains, or pooling water, it’s time to schedule professional sealcoating. Protect your investment, enhance your property’s appearance, and ensure a safe, smooth surface for years to come.

Contact Back To Black Sealcoating & Striping today for a free quote and expert sealcoating services in Clackamas County!