Sealcoating is Not "Paint" for Parking Lots
A common misconception among facility managers is that sealcoating is merely a cosmetic treatment to make a parking lot look black and new. While the aesthetic benefit is undeniable, true sealcoating is an industrial preventative maintenance measure designed to protect the structural integrity of the asphalt binder from chemical and environmental degradation.
Asphalt is a petroleum product. Over time, UV radiation from the sun oxidizes the asphalt binder, causing it to become brittle and gray. Furthermore, because asphalt is petroleum-based, it is easily dissolved by other petroleum products (e.g., motor oil, gasoline, diesel fuel dripping from vehicles).
A high-quality sealcoat acts as a sacrificial barrier, absorbing the UV rays and rejecting petroleum spills.
However, not all sealcoats are chemically equal.
Coal Tar Sealer (The Legacy Standard)
For decades, Refined Coal Tar (RTS) was the undisputed king of sealcoating.
- The Pros: Coal tar is completely impervious to gasoline and oil. It lasts a very long time and provides a deep, jet-black finish.
- The Cons: Coal tar contains high levels of Polycyclic Aromatic Hydrocarbons (PAHs), which are highly toxic and carcinogenic. Due to severe environmental and health concerns, many municipalities and major retail chains (like Home Depot and Lowe's) have outright banned the use of coal tar sealers on their properties.
Asphalt Emulsion Sealer (The Modern Standard)
As environmental regulations tighten, the industry has shifted rapidly to Asphalt Emulsion (AE) sealers.
- The Pros: AE sealers are environmentally friendly, virtually odorless, and safe for crews to apply. They also restore essential oils back into the oxidized pavement.
- The Cons: Because AE is derived from asphalt, it is naturally susceptible to being broken down by gas and oil spills.
The Engineered Solution: Polymer-Modified Emulsions
To bridge the gap between environmental safety and industrial performance, J. Worden & Sons utilizes Polymer-Modified Asphalt Emulsions.
By doping the asphalt emulsion with advanced latex polymers and silica sand, we artificially increase the chemical resistance of the sealer. The polymers cross-link during the curing process, creating a hardened shell that significantly boosts resistance to power-steering tear and minor oil drips, while remaining 100% PAH-free and environmentally compliant.
The 36-Month Cycle
We recommend a strict 36-month preventative maintenance cycle.
- Year 1: New asphalt installed.
- Year 2: First polymer-modified sealcoat applied (after the asphalt has fully cured and off-gassed).
- Year 5: Second sealcoat applied.
By adhering to this chemical maintenance schedule, commercial properties can extend the lifespan of their asphalt from 15 years to 30+ years, saving hundreds of thousands of dollars in premature milling and paving costs.