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Stop Water Damage by Sealcoating Your Saskatoon Parking Lot

Asphalt is one of the most common materials used to stand up to the elements outside, specifically the rain. So, it might sound foreign to consider the potential for water damage in your parking lot. However, rain and water drainage are very powerful, and they can damage all kinds of materials through sheer repetition.

Plus, there’s always the freeze-thaw cycle to take into account. So, asphalt can use any protection it can get from water damage, and sealcoating from Saskatoon’s EverLine Coatings is a fantastic way to provide it. How does it work, and what benefits can you expect from sealcoating? We’ll explain below.

How Does Sealcoating Protect from Water Damage?

Sealcoats vary in type and quality, but all of them provide a barrier between the asphalt and water. All sealcoating keeps snow, ice, and even high humidity from coming into contact with the asphalt in your parking lot. A simple barrier always provides some protection, and high-quality sealcoats provide more.

The sealcoats we prefer to apply are emulsions. They mix two liquids which normally could not be mixed, to create a water-tight seal and build up a thick layer of protection on the asphalt. Not only does this sealcoat provide a physical barrier between your asphalt and water, but it also makes it look brand new and improves the traction of the surface.

The Benefits of Protection from Water Damage

What typically happens in Saskatoon is that asphalt, which is exposed to water, slowly develops small cracks. Water won’t drain out these surfaces nearly as well, which worsens the problem. Then, in winter, these small amounts of water turn into ice and freeze, expanding and creating a lot of damage. During the fall and spring, when the weather freezes some days or overnight but melts the next, this damage is amplified. The result is a much worse parking lot by the spring.

A sealcoat interferes with this process. Water cannot make small cracks in the surface, so it doesn’t make deeper ones. The water freezes and thaws safely on top of the sealcoat instead of in the pavement. Plus, a sealcoat can actually make snow melt faster and therefore let the water drain faster.

When the asphalt cannot contact water, it also loses significantly less of its oil content. Asphalt has oils in it, which keep it flexible and solid. Without these binding, rubbery oils, the asphalt loses these qualities and begins to crumble. This is usually the ultimate cause of asphalt failure, which requires complete repaving.

A sealcoat also interferes with this process. It helps the asphalt retain its oils so that it stays in better condition for significantly longer. All it takes is keeping water from directly contacting the asphalt.

The benefits of this might seem small, but they add up very quickly. Your parking lot will go significantly longer without repair thanks to sealcoating because it stops these processes of water damage.

Asphalt Sealcoating

How Often Should I Sealcoat?

Of course, the question becomes, how long will the sealcoating last? Water is powerful and will eventually erode down the sealcoat too—although when it does, the asphalt beneath will still be in significantly better condition than it would have otherwise.

Still, when this happens, all you need to do is apply another coating. How often you will need to do this depends on your specific lot, the traffic, and the weather conditions. Most recommend every 2 to 3 years. If the temperatures are more extreme in your city or if your property has high traffic, the period between coats will be shorter.

Other Benefits of a Sealcoat

Sealcoating is not just about stopping water damage, it also has many other benefits, including:

  • Make the lot look uniform and as if it were freshly paved
  • Ensure the lot is smooth and won’t damage vehicles
  • Reduce the need to repair the lot moving forward

Winter Weather Benefits

There are also some benefits of sealcoating in winter weather which may surprise you. Sealcoating can melt snow faster, making it easier to keep your parking lot clear and making it stand out from the parking lots nearby.

Are you interested in protecting your asphalt and keeping it safer from water damage? Then get more information about our sealcoating services, or reach out to us today.

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Phone: (306) 683-3478

3330 Wells Ave.
Saskatoon, SK S7K 5W6

General Manager – Nigel Baxter

Provincial Areas Served