Seal Coating
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Seal Coating
Seal coating with asphalt emulsion protects your asphalt from abrasion and outside elements.
Every time your customers turn their wheels, they’re abrading a small portion of your parking lot.
Remember when your asphalt was brand new? It was jet black, today, not so much. Yet all the original tar is still inside…doing its job…it’s just no longer on the outside, protecting your investment from sun, rain, and impact.
What constitutes a good lasting application? It’s not the millage (thickness), nor even how much or how little the material has been thinned. It’s the ONE thing (when done properly) that causes complaints if there ever are any: Scuffing.
A properly applied seal coat job should noticeably scuff from vehicular impact.
No scuffing? You didn’t get enough material. It looks good. But it won’t last.
It’s gonna scuff if we do it.
And you always want two coats; the first coat tends to go “in”, the second coat goes “on”, which means as to abrasion resistance, if you only do one coat, half of the material is inside the asphalt, not protecting your surface from abrasion. The second coat sits entirely on top. All of it. Other than dressing it up, there just isn’t a good reason to do one coat.
What are you waiting for?
Give us a call at 425 483 5700 or email us at BidRequests@tilco.net
We’ll do it right, and always 2 coats.
All seal coating is not the same!
The property on the right is owned by a client we’ve worked for since 1977. We’ve done their properties the entire time. The property on the left is owned by a client who used Brand X since 1977.
They were both sealed and striped at the same time. In fact, the property on the left was done 2 months after the one on the right. The year was 2013. Both looked great.
Same tenant (auto parts) for the last 15 or so years. Before that, a paint store. Both were very busy. On the right, currently a pet store, at other times, clothing, video, various tenants, etc.
This image was taken in August of 2020, after seven years of use.
The first assumption is; the auto parts / paint store (left side) had way more traffic. That is accurate. But ALL traffic shared the same driveway and turned left from that same shared driveway.
So, why isn’t the shared driveway evenly worn?
Considering that everyone uses the driveway equally, the fact that the wear patterns break precisely at the line of demarcation of where TILCO Vanguard’s work begins and theirs ends, tells the entire story.
It’s not a matter of the type of wear, the material used, the volume of traffic, the time of year the work was completed, the tenant mix…it’s this simple; no matter the traffic counts, type of traffic, location of the property, or the condition of the asphalt…..If TILCO Vanguard did the work, it will last longer than any other.
Our Customers Say It Best
“Thanks Jon for your snow reports. Because of your report I put the plow on the truck Monday night. We got an inch starting at 6:30 AM to 7:30 AM. After using the plow on Fortuna hill for an hour the snow started melting as it warmed. Your heads up definitely helped the campus prepare for this event. If I had relied on AccuWeather I would not have been prepared.”
“…I’ve had the pleasure of working with TILCO Vanguard for the past four (4) years, and unlike that of many vendors, their service has actually improved over time. I am continually impressed with their responsiveness, ability to create solutions, and overall care for our properties. I regularly feel as if I’m their only client…My advice to other property managers: Hire TILCO Vanguard, and let them do what they know how to do best.”
“…Your product has held up very well in the past six months. When I was on site recently, all domes were intact and there was no sign of the color fading. Your product still looks like it was installed yesterday…”