Asphalt Maintenance: What to Expect
A protective surface treatment used to preserve asphalt and improve appearance
Helps protect the pavement from oxidation, weather, and wear
Usually part of a long-term maintenance plan, not a structural repair
Top Job offers a variety of sealers that excel under different conditions
Some products are sprayed, while others are squeegee applied
Asphalt must be dry before sealing
Sprinklers adjacent to the project area must be turned off 24 hours before service and remain off 24 hours after service
All vehicles, dumpsters, and other encumbrances must be removed from the seal area and surrounding work zone
Pressure washing is the customer’s responsibility unless specifically quoted
Cure time depends on the product and weather conditions
Some products may require around 24 hours before traffic is allowed
Others may be traffic ready in as little as 30 minutes
The specific cure time should be communicated by the Asphalt Specialist based on the product selected
Ultimate responsibility for opening the area to traffic belongs to the customer, though Top Job may advise
Seal coat is protective, not structural
Existing oil spots, ground-in dirt, prior layers of sealer, and poor site conditions can affect adhesion and performance
Some overspray or drips on adjacent surfaces may occur despite precautions
Customers who are especially concerned about nearby objects should cover, tape off, or remove them beforehand
Wind can carry sealer mist; vehicles and valuable items should be well away from the work area
Small bubbles in sealer can occur and do not necessarily indicate a defect
Preventative maintenance used to seal appropriate cracks and reduce water intrusion
Usually performed by a small crew with one truck
Helps slow pavement deterioration, but does not correct failed asphalt structure
Existing cracks are cleaned out, usually with compressed air
Hot crack seal material is applied to qualifying cracks
This can often be done in cooler weather
Moisture affects performance, so wet cracks are generally avoided
Crack seal is usually traffic ready within about 30 minutes, once the material cools
Not all cracks are good candidates for crack sealing
Hairline cracks, fatigue cracking, alligator cracking, very wide cracks, foundation cracks, edge cracks, vertical seams, and some oil-contaminated cracks may not qualify unless specifically included
Crack seal seals cracks; it does not always fill them flush to the surface
Material may settle into cracks after application; this does not mean it failed
Weed treatment should be handled before service, since vegetation can interfere with long-term performance
If cracks have hidden voids underneath, extra material and extra charges may be required
Use the same reminder language provided in company reminders:
Sprinklers off 24 hours before and 24 hours after for crack seal
If the area is wet or sprinklers come on during work, standby or mobilization charges may apply
Localized asphalt repair for potholes, failed areas, and isolated damage
Usually performed by a 2–4 person crew
May be completed by hand or with equipment such as a skid steer and box paver
Damaged asphalt is removed
Material is hauled away as needed
New hot mix asphalt is placed and compacted in the patch area
Patches are often installed slightly proud or crowned to encourage water runoff and help account for settling
Driving over a patch shortly after installation is usually acceptable
Customers should avoid parking on fresh patches if possible
Unlike full paving, patching typically does not require a 24-hour no-drive window
Patches may not match the surrounding pavement in color, texture, or exact elevation
Skin patching, if used, does not eliminate trip hazards and can wear faster at feathered edges
Remove and Replace patching is better for newer pavements, while skin patching is better for older pavements approaching the end of their life cycle
Repainting pavement markings such as stalls, arrows, ADA markings, fire lanes, and directional controls
Often performed in coordination with seal coating
Striping is usually done after seal coat is safe to walk on but before the sealed surface is fully reopened to traffic
This allows both the striping and seal coat to be ready around the same time
Rule of thumb: wait 1-2 hours before driving on freshly painted striping
Remove all vehicles, dumpsters, and encumbrances from the work area
Turn sprinklers off within the required windows
Ensure pavement is dry and accessible
Address excessive dirt, chemicals, or site conditions that would interfere with the service
If crews arrive and the site is not ready, standby fees, cleaning charges, and/or remobilization fees may apply
Surface treatments and crack seal can be affected by moisture, dirt, oil, prior coatings, and poor site conditions
Cleaning included in standard work is typically limited to sweeping and blowing loose debris
Pressure washing is not included unless specifically quoted
Debris haul-off is not included unless specifically listed
Overspray risk exists with seal coat, especially in windy conditions
Customer is responsible for opening the area to traffic after service, even if Top Job provides guidance
Damage caused by others entering the work zone after installation is not Top Job’s responsibility
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