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.

The basics:

Good prep is always #1: Cleaning with a wire broom is simply inadequate. Pressure washing to remove moss and other vegetation where it exists is the minimum requirement. Anything less, and you’ll see vegetation back, in precisely the same location, in less than a few months.

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.

Scuff marks will go away over a very short amount of time. They’ll also heal all by themselves, blending in fine with everything else. Scuffing is a good thing. Scuffing is proof you got your money’s worth. No scuffing? (Then you didn’t).

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.

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.”

Richard Thuringer, Covenant Living, Mercer Island

“…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.”

Lauren Centioli , Rainier Management

“…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…”

Robert Pottorff, ADaPT Engineering, Inc.