Had some guys come to the wash and say they are doing a lot on a nearby hotel. Still undecided, even though it really needs it. Anyone have any experience with things to look out for or questions to ask? By the way, if any of you up north get tired of winter and decide to visit Florida, I'm on the west coast about 100 miles south of Tampa. Stop by for some refreshment.
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Seal coating the lot
- Thread starter mac
- Start date
OurTown
Well-known member
If they spray it (most do) then it is more likely to need re-coated sooner than if it is brushed/squeegeed. When spraying they usually put down two coats because it does not cover as well. When it has not been done in a long time (or never) be prepared to get it done again sooner than normal until it gets a nice build up. Pay attention to how well they do the nearby hotel lot. Some do a really nice job and others get over spray on the building and when edging might slop it over the concrete. We shut down for about 30 hours but wished we closed for another day because right away it tracked onto our concrete aprons. In SWFL it will be dang hot in the summer with a black lot but it looks super sharp when done. Don't forget to get the arrows painted.
I advise caution. Seal coat and asphalt patch scammers are pretty common up here. They often use the excuse that they have extra product left over from a big job and can cut you a great deal. They thin the seal coat product way down. It looks good for a few months then fades away. At the least make sure they are a local company.
Beddattery
Member
Mac....see below...taken from wikipedia
Not all pavement sealcoat are created equal. For example, refined tar-based sealer offers the best protecting against water penetration and chemical resistance. Asphalt-based sealer typically offers poor protection against environmental chemical and harsher climates (salt water). Petroleum-based sealer offer protection against water and chemicals somewhere between the other two sealers. Another difference between coatings is in terms of wear. Again, refined tar-based sealer offers the best wear characteristics (typically 3–5 years) while asphalt-based sealer may last 1–3 years. Petroleum-based sealer falls between refined tar and asphalt.
Being a fellow Floridian, I hope you can learn from my mistakes.
I had a professional asphalt company seal my lot last year. Apparently, they used an asphalt based sealer and any where I had runoff or pooling from my IBA the sealer started to lift and flake off. This happened with in weeks of application.
Just an FYI.....
Not all pavement sealcoat are created equal. For example, refined tar-based sealer offers the best protecting against water penetration and chemical resistance. Asphalt-based sealer typically offers poor protection against environmental chemical and harsher climates (salt water). Petroleum-based sealer offer protection against water and chemicals somewhere between the other two sealers. Another difference between coatings is in terms of wear. Again, refined tar-based sealer offers the best wear characteristics (typically 3–5 years) while asphalt-based sealer may last 1–3 years. Petroleum-based sealer falls between refined tar and asphalt.
Being a fellow Floridian, I hope you can learn from my mistakes.
I had a professional asphalt company seal my lot last year. Apparently, they used an asphalt based sealer and any where I had runoff or pooling from my IBA the sealer started to lift and flake off. This happened with in weeks of application.
Just an FYI.....
I would save your money and do a re-pave in the future. I sealed one lot only one time. It was a disaster. When folks start spraying the shiner on their tires, it becomes slipperier than ice in those spots. Then, those spots seem to become more unsightly than when the lot was not sealed. I have 5 washes, and have not done any sealing since that incident. Planning on re-paving a 20 year old lot for the first time this Spring.
If you have large cracks, just get someone to fill those. (in my opinion)
If you have large cracks, just get someone to fill those. (in my opinion)
Car_Wash_Guy
Well-known member
Consider buying the equipment and doing it yourself of having your help do it.
www.asphaltkingdom.com
www.asphaltkingdom.com
MEP001
Well-known member
Rather than either of these, I'd buy a Bobcat and dig out 5" deep 25 x 25' sections at a time and have concrete poured.
Car_Wash_Guy
Well-known member
Definitely have them mop it.
In my experience, by doing this, you will have an alligatored and cracked lot that is now 2 inches taller. Tear out and replace is usually the best option. Concrete is way better. The chemicals that work for detergents by nature remove oils which means they will break down the asphalt.
mjwalsh
6 bay SS w/laundromat
Mac,
I was told by an expert that asphalt needs to be driven over to work the oils within it. Supposedly it is more likely to break up & crumble in areas that are not driven over.
Not sure if that is relevant but that is what I was told when part of a contract (1980) originally specified some asphalt. Long story short the subcontractor's warning made it so we went with all concrete without any asphalt.
I was told by an expert that asphalt needs to be driven over to work the oils within it. Supposedly it is more likely to break up & crumble in areas that are not driven over.
Not sure if that is relevant but that is what I was told when part of a contract (1980) originally specified some asphalt. Long story short the subcontractor's warning made it so we went with all concrete without any asphalt.
Thanks for your input on this. I did finally blow off the guys that stopped by. They said they were from Ireland doing the local hotel and had enough material left over to do my lot. When I went to the hotel to see their work the manager had never heard of them. And now I know enough about this to ask the right questions from the local businesses.
I’m a 100 miles north of you. You never know what is in the tank they’re dragging around. They always have “left over from a job” or give you a sob story. They fooled me once with their patch work, bags from Home Depot and a tamper. Then oversprayed the buildings and plants.
There is a crew that comes around Tampa Bay every February or so that lays fresh asphalt that I’ve used. Father and sons from Boston and their work has held up for three years now. I don’t coat anymore. Too hot.
There is a crew that comes around Tampa Bay every February or so that lays fresh asphalt that I’ve used. Father and sons from Boston and their work has held up for three years now. I don’t coat anymore. Too hot.
MEP001
Well-known member
There's a well-known company here (Wheeler Coatings Asphalt LP) that used to do this scam, or their employees used their equipment to do it. They contacted the guy I was working for at the time to coat the lot, and they did such a poor job it didn't even last a week. Most of it was gone in 24 hours.
MEP001
Well-known member
It depends on the level of work needed. The last time I got a quote was many years ago for either replacing asphalt or digging down 4 1/2 inches and pouring concrete. It was almost twice as much for concrete, which we did in 1995. The wash is still there and still looks great. The asphalt would have to be redone again by now, and would most likely cost as much to do in asphalt as the concrete cost 25 years ago.
I'm getting quotes under $2K. The asphalt is still in pretty good shape after 18 or 19 years, just faded. Will recoat after season is over. The wash is really starting to do some nice cash flow. Took a wad of ones and fives to the bank, and the teller asked what I did to get this. Told her with a straight face I was a dancer at a local club.
