Reasons Why You Should Maintain Your Asphalt Pavement

If you own a property that has asphalt pavement for a driveway or parking area you will need to take necessary steps in order to maintain the surface. If the proper steps are taken to maintain the asphalt surface, it can last for many years. There are some costs involved in maintaining the parking lot but ultimately it is much cheaper than having to replace it.

You should always try to keep water from penetrating your asphalt's surface. Water is one of the largest factors which can lead to asphalt deterioration. Usually water will make its way into the asphalt by the cracks in the pavement's surface. Crack filling will help to prevent the water from entering into the asphalt's surface. Crack filling is a process where rubberized asphalt material is heated and then applied into the crack in the asphalt's surface. The rubberized asphalt dries and fills the crack, thus keeping water from entering. All cracks in the surface should be filled before more troublesome, larger more expensive repairs are needed. If left untreated, these cracks will eventually lead to potholes. Potholes are large holes in the asphalt's surface where the water has affected the sub grade under the surface.

Another factor in maintaining an asphalts surface is sealcoating. Sealcoating is a necessary step in maintaining your parking lot or driveway. Sealcoating is applied to the surface of the pavement using a sprayer and a squeegee. The sealcoating material will help to defend against any ultraviolet rays. The ultraviolet rays can break down the binder material in the asphalt material. As the binder material is broken down, aggregates and sands become loosened. The sealcoating process can normally be applied quickly and easily.

It is a good idea to have these steps applied by a professional. You can normally find a professional in the local phone book or on the internet. You can search asphalt paving companies or asphalt paving contractors to receive the help that you are seeking.

Peyton Stallings is a lifetime Atlanta resident and general contractor. Peyton is President and onsite manager for PKS Paving And Construction and writes regular columns on, paving, Asphalt Paving Atlanta and construction in general. To learn more please visit our site at http://www.pksasphaltpavingatlanta.com

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Know the Basics About Your Asphalt Driveway

Ever wondered about the ins and outs of your asphalt driveway? Asphalt paving is made from heated stone aggregate. When heated, some of the aggregate melts, holding all the tiny stone and sand pieces together. When the mixture is laid in the paving process, it appears as tar, a dark black substance which is sometimes also referred to as blacktop when cooled.

Asphalt driveways have become the norm in North America. But did you know that originally, driveways were most commonly made from concrete? You may wonder why the change in practice from concrete to asphalt? It was found that asphalt driveways are much more durable and flexible and therefore longer-lasting. Asphalt has the ability to adapt to the different seasons and the elements they bring with them, which means something significant to the Canadian homeowner.

Know the benefits of each type of drive way material. The nature of asphalt offers a variety of benefits to your driveway and your pocketbook. First, it is flexible and durable as mentioned above. It also has an absorptive quality, allowing it to absorb more heat in the summer months. It's also less expensive than your other options, including the less appealing concrete mix. While other options may be more appealing, it is possible to create a decorative look by imitating cobblestone or brick by stamping the asphalt and colouring the mix. Finally, an asphalt driveway can give your home or workplace the look that you, your family, friends or clients will respect and enjoy.

It's critical that your driveway is both cost-effective and easy to maintain. Finding a reliable service company is important for this reason. Take the time to do so now and save yourself time and money in the years to come.

Making repairs is possible. Is the driveway or parking lot you own beginning to crack and crumble? Although asphalt is durable and flexible, extreme temperatures and heavy vehicles can cause fissures which demand fixing. If you find there is a problem, from potholes to faded yellow lines, repairing your pavement will keep everyone safe. Plus, your asphalt driveway or parking lot is more than just a space to drive on. It presents an image to your guests. Because of this, it's worth putting thought, and maybe even a little money, into.

You can also keep your asphalt paving up to par and avoid complete re-dos by engaging in maintenance activities including routine resealing and occasional upkeep such as washing stains with dish soap and water. Washing and resealing will protect the smoothness and the shine of your asphalt.

Wondering about asphalt driveway costs? You could always find a company that offers free home visits and quotes. That way, you could discuss the best options for your home or commercial space with an expert and get all your questions answered before the process begins.

Feeling confident about any decision regarding your asphalt driveway and walkway is important, as its outcome will affect the confidence you have in your home or workplace.

Onsite Contracting Inc. are experts at providing superior paving and landscaping solutions to residential and commercial customers. OSC Inc. specializes in a variety of products and services including natural stone, flagstone, interlocking patio, concrete, asphalt paving and the general improvement of outdoor living areas.

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The Correct Way to Repair an Asphalt Parking Lot

There are many contributing factors that make asphalt a great material to use when paving a parking lot or an asphalt driveway. It is a relatively inexpensive material when compared to other material such as concrete or concrete paving blocks. Asphalt is a very durable product that stands up well to basic wear and tear of vehicle and foot traffic. Another great reason to use asphalt for your paving needs is that asphalt is a green product that is recycled more often than any other paving product.

Here are a few tips that will help you if you already have an asphalt driveway or parking lot surface that is in need of repairs. Although asphalt will need maintenance from time to time, it will only help in keeping future repair cost down to a minimum. If you are trying to do your own maintenance repairs, you will want to complete the repairs properly in order to get the maximum life out of your pavement. If you are hiring a contractor to handle the repairs for you, a little education on what to look for will help you choose the right contractor and also help you know what to look for once their on the job.

Asphalt maintenance should be done periodically as needed. Sealcoating is one way to protect against water undermining the asphalt and reaching the base material beneath the asphalt. Ultraviolet rays can break down the binder material in asphalt allowing it to become brittle and fall apart. Sealcoating will give your asphalt surface protection against the ultraviolet rays. Sealcoating should be mixed to the proper specifications and should not be diluted to in order to stretch out the product. This will not give the asphalt the same protection. The first coat can be sprayed on to ensure the material gets into the smaller cracks to seal off and stop any future water penetration.

If you have areas in your asphalt pavement that have potholes or noticeably large alligator cracks you may need to remove these areas in order to repair them correctly. The first step in this process is to cut out the affected area with a saw. Next, you will need to remove any excess materials from the affected area. Once the area is cleaned of any debris, apply a tach coat to make the new hot asphalt adhere to the cut out area. Then apply the new asphalt, and always make sure to compact the newly installed asphalt.

Peyton Stallings is a lifetime Atlanta resident and general contractor. Peyton is President and onsite manager for PKS Paving And Construction and writes regular columns on, paving, Asphalt Paving Atlanta and construction in general. To learn more please visit our site at http://www.pksasphaltpavingatlanta.com

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Asphalt Cracks

Asphalt cracks are unsightly and can get expensive, quickly. You need to take action and fill them as soon as they occur. Sealing asphalt cracks in your parking lot or driveway is the most economical way to prevent future asphalt deterioration and expense.

There are many different situations that can cause your asphalt to crack. To name a few:

* Poor foundation
* Earth movement
* Heavy vehicles
* Roots from trees
* The annual freeze - thaw cycle

These cracks in your driveway or parking lot can compromise the integrity of your asphalt in two ways.

First, the crack can allow moisture to erode the foundation of your driveway or parking lot. This damage can result in sink holes, pot holes, and alligator cracking leading to costly patching and repaving. Second, cracks trap moisture between two sides of the asphalt which when the water freezes and expands will enlarge and expand the existing cracks. The crack growth is why it is important to promptly repair the cracks, so the problem does not become a repaving crisis.

Crack filling is effective when the crack sealant keeps water from entering into the crack. Once water has entered the foundation, the foundation will begin to erode resulting in a much larger project as well as expense.

Make sure the crack sealant is flexible enough not to crack with shifts in the pavement, but also strong enough not to melt in the heat. Large asphalt cracks 3/8" and greater are more prone to movement with temperature changes and will need to be filled with a sealant that has a very high elasticity. Small cracks of 1/4" or less can be effectively sealed using a pourable sealant.

To prolong the life of your driveway or parking lot you need to promptly fill the cracks and holes and try to keep oil spills cleaned up. Summer is the best time to apply sealer, but winter is the best time to fill cracks. And, as always protect your investment with routine asphalt maintenance.

Peyton Stallings is a lifetime Atlanta resident and general contractor. Peyton is President and onsite manager for PKS Paving And Construction and writes regular columns on, paving, Asphalt Paving Atlanta and construction in general. To learn more please visit our site at http://www.pksasphaltpavingatlanta.com

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Why It Is Essential To Put Seal Coating On Your Asphalt

There are many benefits to seal coating an asphalt driveway or parking lot. Along with the obvious improvement in appearance that a new, clean surface provides, it protects the asphalt from deterioration.

One of the benefits provided by a new layer of coating is ease of maintenance. Most grime will wash away when it rains. This keeps your driveway looking clean even if you don't go out and scrub it down. During dry spells, just hit it with a hose for the same cleaning effect.

Sealcoating also hides patches, rough areas, small cracks and stains in the underlying asphalt. This makes the driveway or parking lot look much better than it otherwise would. Parking lines and other traffic paint will also stand out more. This is a great benefit for parking lots and commercial driveways.

Coating asphalt protects it from UV rays. The sun's rays normally will increase asphalt's porosity and make it more susceptible to staining and other damage from things like oil and gas spills. By coating it, you help it resist this damage and extend its life.

Finally, coated asphalt is much more water resistant than it otherwise would be. This is very important in climates with a cold winter. Uncoated asphalt can absorb water, which will then freeze and cause cracks when winter comes.

Repairing asphalt can be very expensive. The high price comes from the combination of labor and the cost of the material itself. Asphalt prices change with the cost of oil, so the cost of repairs rise in tandem with oil's march to ever-higher price levels. It is much cheaper to coat a driveway and prevent damage from ever occurring than it is to ignore your driveway and have to fix it later.

Once you've decided to sealcoat your driveway or parking lot, you will need to determine whether you want to do the job yourself or hire a service. Doing the job yourself is cheaper but requires some work. Here is a quick overview of what it takes to do it yourself.

First, the pavement will need to be cleaned. This begins with simple sweeping. You will also need to dig any loose asphalt, gravel or other debris out of the surface. Power washing is likely the easiest way to dislodge the particles. You will also need to cut down any weeds that are growing over or through the surface.

If you used a cleaning method other than power washing, you will now need to scrub the surface with a driveway cleaning solution. This will allow the coating to adhere to the asphalt.

If there are any cracks or potholes, you need to fix them before coating the driveway. Narrow cracks can be filled with semi-liquid filler, while larger ones will need asphalt cold patch. Cold patch is a grainy substance sold in cans or bags.

Potholes will need to be prepared before repair. This generally involves smoothing them out and undercutting the edges to provide a good anchor point for the filler material. Filler can be hot or cold. Most hardware-store fillers will work fine for the light load of a residential driveway.

Actually sealing the asphalt is next. Mix the coating according to the instructions on the package. Then apply it with a rented sprayer or use a pole-mounted trowel to spread it evenly over the surface. Make sure you choose a dry day with no rain predicted so that the coating will have a chance to properly cure.

Of course, there is a much easier way to get seal coating onto your driveway or parking lot: contact a qualified service and watch them do all of this work for you. When they're done, write the check and enjoy looking at the perfect results.

It may seem like a mundane thing to think about until you have to pay for it! The investment you make as a home owner or a business owner regarding your parking lot or driveway all of a sudden becomes pretty important when you have to get your wallet out. Understand your options and why sealcoating can save you a ton of money! Click here >> Sealcoating Dayton Ohio

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How to Find A Sealcoating Contractor

Finding a sealcoating contractor that will do a good job is very important these days. There are so many people in this service business these days it is best for you to learn everything you can about sealcoating to find the most qualified. Your asphalt is a very significant investment when it comes to your residential property or business, you want the best, for the best price.

You need to know: 1. Make sure they are not fly-by-nighter contractors (Gypsies).

These contractors will offer you discount deals, claiming they are saving you a lot of money. Most of the time these guys are putting down nothing but black water. They will dilute the asphalt sealer considerable with water. There is also a safety factor when dealing with these individuals. There have been cases where these guys have charged older people $1000.00, when the job would usually only cost $150.00. Ask for business card, website, office number, or a reference.

2. Know what type asphalt sealer your contractor will be using for your asphalt.

There are basically two types of asphalt sealer used today, one is water based sealer and another is coal-tar based. The coal-tar is longer lasting and able to protect the asphalt better against certain elements (rain, snow, ice, sun, antifreeze). Most water base sealers you can find in hardware stores such as Lowes and Home Depot. Coal tar sealers can be found from commercial sealer contractors, and your local hardware stores carry a few brands in 5 gallon buckets. You can seal coat your driveway yourself but don't expect to get the sand mixed in the sealer like contractors use. To do this you need a large tank to mix the sand and sealer together like sealcoating contractor's use. The sand gives the sealer a more textured surface keeping the asphalt from being so slippery when it's wet. It also allows the asphalt sealer to last longer.

3. Know what type of sealer applications your contractor is going to use.

These are two basic applications for applying asphalt sealer. The first is using a squeegee and applying the entire surface by hand. This is also how home owner's apply sealer their selves. The second application is having the sealer in a holding tank and pumped out of the tank through a hose and sprayed out of a nozzle tip onto the asphalt. This spray application is done twice for two strong even coats. Using the tank, an agitator is sometimes used to mix sand with the sealer.

4. Know if the asphalt sealer fix's the cracks.

Only hairline cracks can be filled with asphalt sealer. You can have the larger cracks filled with crack filler. Alligator cracks need to be sawed and cut out, then replace and rolled with new asphalt. Do not let your sealcoating contractor apply sealer to any new asphalt that is under ninety days old. New asphalt needs time to cure before applying sealer.

5. What kind of Preparation work is involved in sealcoating.

The first thing your contractor will do is broom and blow off your entire asphalt surface. This will get any grass or dirt off the surface that will be keeping the sealer from sticking to the asphalt. Next if there are any oil spots that are not saturated into the asphalt more than 3/8, a primer will be added to the oil spot so the sealer will stick. Then all is left is to apply the asphalt sealer to the surface.

Nick Deal - is a owner of a asphalt company in the southeast. Find a Sealcoating Contractor [http://www.sealcoatingasphalt.com]

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Asphalt Seal Coating and Maintenance - Find Out What You Are Getting!

Spring's rolling around again, the grass is getting green, the leaves are budding from the trees and the seal coating and pavement maintenance people are out in full force, looking for your business.

Being in the pavement maintenance and marking business for over 29 years, I've had a lot of people that asked me "Is it really worth it? Seal coating you know." Well, that is really a wide-open question, and one that I can answer a variety of ways. Now if you're calling up your local seal coating contractor, or have someone knocking on your door, asking you to seal coat your driveway, you need to be educated about this process.

Oh I know, nothing to this, go down to your local hardware store and buy the product, and they will tell you everything you need to know about it. Or you can call the local contractor and get some estimates, look at who is the cheapest and sign that contract. Well, maybe, maybe not! Remember that old saying let the buyer beware? Or you get what you pay for? Well it is no different in the world of seal coating and pavement maintenance.

I guess you really need to know a little bit about asphalt before you make a decision about whether to do any pavement maintenance or seal coating. First, do you even know what holds the asphalt together or what's in the product?

Asphalt is made of aggregate, stone and bituminous, or in common terminology a type of tar. Well really these terms have been simplified so that anyone can understand them. See the asphalt is just the finished product. There is a lot more that goes into paving then simply putting the asphalt down. You need to have a good stone base, something that allows water to drain away from it, something that is solid. The depth and type of the base depends a lot on what kind of traffic you're going to be driving across the asphalt surface.

Once you have your stone base, then they apply the asphalt. Asphalt may be put down in various layers if you're trying to build a base for heavier traffic, again all dependent on what your intended use may be. After all that is completed, you should have a nice paved area. Then you wait! Yes you heard me - wait, wait, wait! You see, most seal coating manufacturers recommend that you do not seal coat new asphalt for at least a year. And remember you don't need to seal coat every year, even if that guy comes around and wants to do it every year. Parking lots should be done on a rotation of about every 2 to 5 years depending on the traffic volume and winter conditions. Driveways should probably be sealed about every 3 to 5 years.

Now we get into the down and dirty. If the only thing the contractor you're talking to wants to do is make that asphalt look new again, with a nice coat of sealer, send them packing! If you have cracks, they need to be addressed. Yes, I know somebody is going to tell you, that the seal coating material will fill in the cracks. If the cracks are more than a quarter inch wide and this is what you're told, you better get your boots out because it's going to get deep.

You see cracks are the place where water enters the base of your asphalt. This is where water gets in during the winter, freezes and thaws and then causes potholes or bigger cracks. A good reputable pavement maintenance contractor will want to seal those cracks properly and preferably with some kind of hot rubberized crack sealer. And no, it's not the same as seal coating material. Even if you don't have enough money to seal coat the driveway you should at least fix the cracks. Yes I know, it will look like there are all these black snakes all over your parking lot or driveway. But the question you need to ask yourself is if I would rather have this look, or be paying thousands of dollars to repave my asphalt surface.

If you have the money you can still seal coat. There are protective factors to seal coating material that extend the life of your asphalt surface. But your first priority should be the cracks. Now with all this being said, there are times when an asphalt surface is so cracked up, that it is beyond the repair of crack sealing and seal coating. For instance if your asphalt surface cracks look like one big spider web, you may be past the point of crack sealing and seal coating. Or at the very least you may need to do some asphalt paving repairs before you seal the remainder of the asphalt surface. But you need to have a reputable person tell you the truth. There are a great deal of reputable people out there. Just ask questions, and you will find one.

Remember, they should be a licensed contractor. You should not have to pay them before the work is completed, if they can't buy the material up front, ding, ding, ding a bell should be going off in your head! Check the Better Business Bureau to see if there any complaints about them. Ask for a certificate of insurance, including workers compensation. Always pay with a check or credit card. Don't give them cash! Get a receipt and get a written contract, that both of you have signed before any work begins.

The Internet provides a lot of opportunities to become educated about what you are purchasing. Seal coating is no different. Like everything else if it is performed correctly and by reputable people, I'm sure you will get a good product. But be wary of that person that wants to promise you the world, because you can't buy that for free.

David E. Gemmill http://www.degemmill.com  http://degemmill.com/services_pavemaintenance.html

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Asphalt Pavement Checklist for Facilities Maintenance

Most property managers have facilities maintenance checklists for the interior and exterior of their buildings including the landscaping and parking lots. On a regular basis, the items on these checklists are reviewed; repairs are noted and performed to keep the property in pristine condition. In this article we'll focus on the items on those checklists that refer to the upkeep of a facilities parking lot.
Asphalt Pavement Checklist

1) Asphalt Sealing

Why should I sealcoat my asphalt?

Sealcoating asphalt pavement protects the surface of a parking lot from oxidation and damage from oil, gas and salt. It also minimizes the need for asphalt repairs by weatherizing the surface which helps prevent water from being able to seep into cracks. If not properly sealed, pavement starts to unravel and potholes form.

After installation, asphalt should be sealed between six months and a year and then approximately every two years after depending on weather conditions, traffic patterns, and wear and tear.

2) Crack Filling

What should be done about cracks in your asphalt?

Each year, your parking lot should be inspected for asphalt cracks. Sealing cracks in asphalt prevents moisture from degrading the structural components of the surface. For asphalt cracks that are smaller than a quarter of an inch wide, sealcoat can be used. However, cracks that exceed these dimensions will require your paving contractor to apply a crack sealer.

To perform this necessary maintenance, the crack should be cleaned of all debris, including loose asphalt, vegetation and other foreign objects. Once the crack sealer is applied and has set, the pavement should be properly sealcoated for ultimate protection.

3) Pothole Repair

Why do potholes form?

Potholes occur when water permeates asphalt pavement through a crack in the surface. Combined with wear and tear, the soil beneath the crack will soften, and eventually create a depression. Over time, the asphalt will unravel and breakdown into its sub-particles - gravel, sand and stones.
In northern states, asphalt patches applied in winter months typically do not hold up as well as potholes repairs that were made during warmer months. Due to the mild temperatures in Florida, pothole repairs can be completed almost year-round.

4) Asphalt Pavement Replacement

When should I replace asphalt pavement?

Often it's difficult for someone without years of asphalt pavement experience to determine just by looking at a parking lot whether it can be repaired or, due to cost of repairs, it is a better financial decision to replace it entirely. That's where the professionals come into play.

Over time, even a parking lot that has been well-maintained over the years will eventually deteriorate and need replacement. Asphalt experts will analyze the entire paved area for the current conditions. A few other factors that need consideration are drainage, traffic load and any issues caused by landscape - such as a large tree with roots wreaking havoc under a pavements surface.

Maureen McHale is a web marketing consultant specializing in SEO, content marketing and website design. ABC Paving and Sealcoating provides commercial organizations with the highest level of customer service, professional workmanship and services including: asphalt paving, asphalt repairs and prevention, pothole repairs, sealcoating, line striping and marking, thermoplastic, crack filing, signs and safety devices, concrete sidewalks, concrete curbs and site preparation. We use our experience and the latest equipment available to get the job done right the first time in a timely, cost effective manner. For more information about ABC Paving and Sealcoating, visit our website for a free estimate for your paving and sealcoating needs or call 866-934-7623.

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Sealcoating FAQs

Making an educated decision about maintaining your facility's asphalt surfaces can help prevent you from paying too much, getting a poor quality job and making a bad decision. Here are some commonly asked questions about seal coating commercial asphalt:

What if the price is too good to pass up?

Although a low price bid may be tempting, making an impulsive decision based solely on price can cost you later. Save money by hiring a reputable, paving or seal coating contractor. Make sure the company is well established - do they have a local address, a well-developed website and references? Also, it doesn't hurt to get several bids and check each company out thoroughly. Be sure to keep in mind, you usually get what you pay for!

Should we have this sealant applied every year?

No! Although many paving companies may lead you to believe that you should seal coat every year, seal coating your asphalt too much can lead to problems. The first two coats of sealer applied to your asphalt are what protect it. Additional coats are usually just for cosmetic purposes.

Should we seal our asphalt in the summer?

It is not appropriate to seal coat asphalt in hot weather. The sealer will dry too quickly causing it to peel, flake or get streaks in the finish. If the job needs to be done in hot temperatures, above 90 degrees, a good paving contractor will spray the surface with a light mist of water to cool the asphalt before applying the seal coat. Doing so will cool the surface considerably. Ideal temperatures to apply seal coat are between sixty and ninety degrees.

Can we just seal coat asphalt pavement ourselves?

Adding up the total costs of undertaking this project will give you the answer to this question. Basically, it's going to end up costing you more and you more than likely will not be thrilled with the results. Not only will sealer, sold by the pail, cost as much as five times more at local improvement stores, it is not the high quality as professionally mixed commercial sealer. Tools are often expensive and may not be of professional grade to perform the task properly. Prior to seal coating, the surface must be cleaned - a leaf blower and a hose won't give the professional results of a commercial blower and washer. Add in your labor time, and the fact that you'll probably ruin your shoes, shirt, pants and gloves - it really adds up. Using a professional, paving and seal coating company will only cost you a few dollars more that it would to do it yourself, and you'll be much more satisfied with the job when complete.

A well-paved asphalt surface can last 20-40 years if maintained at proper intervals. Save money by hiring a reputable, paving or sealing contractor. They can develop a strategy to maintain your pavement. Spending a little more now, can save you a lot down the road.

Maureen McHale is a web marketing consultant. ABC Paving and Sealcoating (ABC) provides commercial paving service throughout the state of Florida.

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