Asphalt Maintenance - What You Need To Know

Asphalt maintenance is an integral part of property management. It is a known fact that asphalt driveways are more common than concrete driveways, especially up north. They have to be well-maintained especially in areas of harsh weather. Harsh heat from the sun and corrosive deicing salts can wreak havoc on an asphalt surface.

Measures should be taken to stop these corrosive forces.

Various asphalt paving companies have come up with innovations that help in maintaining asphalt with the aid of certain strategies. Most of them are simple and easy and can be followed even by a layman. The first and foremost is that asphalt weathers easily and must be maintained by annual sealing. Proper drainage of water is a critical to prevent penetration and erosion.

The driveway should be kept clean and well-maintained from all natural pollutants such as air, smoke and draining facilities for water. The asphalt mix has to be of good quality and comprise good graded materials, so that the asphalt mix stays firm on the existing layer and does not give away too soon.

As asphalt cracks and splits due to age and various stresses it will need to be resurfaced. This is accomplished by grinding off the top layer and reapplying a fresh coat of asphalt.

Getting the right proportional mix of various binding agents that help in fixing the asphalt layer on to the scraped surface is very important for standard asphalt pavements. This coating should be applied smooth and even at suitable temperatures.

Asphalt maintenance can be tricky to the untrained professional. You would be well advised, when hiring a contractor, to check all references. Spend some time and check out their work. Make sure they are licensed and insured. Above all else, make sure you get the agreement in writing and signed. In other words, list every last thing you agreed to and get a signature. This protects both parties involved.

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Asphalt Paving Problems and Solutions

Protecting your asphalt investment from deterioration is the key to keeping an attractive looking parking lot or driveway. Sealcoating new asphalt within one year of installation is the best and most cost efficient way to avoid expensive repairs due to pavement failures. However, let's take a look at some common asphalt problems and their solutions:

Oxidation and Graying
Over time, traffic, water, gas, oil, the suns unrelenting rays, especially in Florida, will wreak havoc on asphalt pavement. The older the pavement gets, the more exposure to elements, the more the asphalt pavement will fade and take on a gray appearance. This graying is a sign that the asphalt is oxidizing and drying out. The drier it gets the more brittle it will become and the more prone to cracking. It's a downward spiral at this point if nothing is done to stop the water from penetrating the asphalt cracks. It is critical that asphalt repairs are made as part of an ongoing asphalt pavement maintenance plan to avoid further decay.

Raveling
Another asphalt paving maintenance issue to be aware of is raveling. When the binder, which acts as a glue, that is used to hold the stone and sand particles that make up the asphalt starts deteriorating, this is called raveling. Pieces of aggregate will loosen and breakaway from the pavement surface making it thinner and thinner as it deteriorates.

The surface of the asphalt pavement will appear rough as pieces of the asphalt away and separate. This can create a void for water to penetrate into the base material.

Linear Asphalt Cracks
Transverse and longitudinal cracks are fairly common in asphalt pavement as it ages. Starting small, they will expand over time. Again, any crack in asphalt is an opportunity for water to penetrate. Pavement expansion due to hot and cold temperatures will continue to cause the cracks to expand.

Cleaning out any dirt or debris from such cracks, asphalt repairs can be made to stop water from seeping below the pavement and help stop the crack from growing.

Sealcoating the pavement early on helps lock-in the binder and prevents from cracks from occurring.

Vegetation Growth
If cracks, gaps or joints in asphalt are left unfilled, grass, weeds and other plants - even trees have been known to grow right through a parking lots surface. Not only does this make for an un-kept looking parking area, but the roots of the vegetation can cause severe damage to the base of the asphalt. Additionally, as the plant grows, the roots and the visible vegetation will widen the gaps letting more water penetrate the surface eroding the base materials. A simple asphalt crack repair before vegetation has a chance to take root can save property managers thousands of dollars in repairs or replacement.

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Construction of Asphalted Surfaces - How to Choose A Contractor

Are you planning to hire a contractor who will take charge of the construction of a drive way, parking lot or a tennis court for you? You need to be prepared to spend good money on this project in order to ensure that the surface that is created lasts very long and does not give you any trouble. However, are you certain that the contractor you are planning to hire is a reliable one? The following tips will help you select one who will do the job for you in the best manner possible.

At the very outset, you need to check whether the construction company has the necessary expertise and equipment to get the job done. Asphalting a surface, even one as short as your driveway, is a complicated job involving various processes. If the contractor is not able to handle the job properly then the surface that is created will not last very long.

At the same time, there is a possibility that well established and popular businesses will not be able to give you the level of attention you require. You should only give your business to a company whose representative takes the time out to understand what your specific needs are and also whether your property has any unique problems. This will ensure that you are offered a solution that matches your needs.

Make sure that you deal with a company that is known for sticking to precise timelines. The last thing you need is a construction crew stationed on your property for days on end. The company you give your contract to should be able to inform you in writing regarding the completion date of the project. You will also get a good idea about a company's level of professionalism from its ability to stick to a schedule. It is also a very good idea to enquire whether the contractor has taken the necessary insurances that will protect you in the event of any accident whilst the work is going on in your property.

Feel free to ask the company for any references of clients for whom it has done work in the past. If the construction company is hesitant about sharing this information then you have every reason to be suspicious about the quality of services it offers. If you choose your contractor based upon these tips then you can be sure that you will be satisfied with the results of its work.

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8 Quick Tips to Find a Good Sealcoater

by Dan Browne

Hire local contractors—they’ll be more concerned about upholding their reputation locally than a company from another area.

Have contractor specify what type of sealer they’re using. If they don’t know if it’s coal tar, asphalt, or petroleum based (eco friendly Black Diamond), then they don’t know their business.

Ask for a written quote. If they can’t provide a written quote, they’re not very professional.

Only consider companies that respond quickly to your quote request. If they drag their feet when you’re trying to give them business, imagine how long you will wait if there is a problem.

Don’t agree to pay before the job is complete. Good contractors have confidence that you will pay when you see the finished product.

Make sure the temperature is above 50 degrees on the day of application.

Ask what happens if it rains and washes the sealer off. Will they come back to redo the job at no additional cost?

Don’t go with the cheapest price. Sealer is water based, so contractors can add more than the recommended water content—this helps them cut costs and gives you a substandard sealcoat job that won’t last.

Hiring a sealcoat company shouldn’t be a major project, follow the tips above and good contractors will set themselves apart from the rest.

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Why Fix Asphalt and Concrete Potholes on Your Property?

Every property owner should know that any unfixed concrete or asphalt pothole is a liability on their property. Not only is it dangerous to you as the house resident, but also to the pedestrians who may be walking along your pavements. In the event that they tripped and got hurt, they could sue you for any damages incurred. It is therefore important that you correct any signs of pothole development as soon as you notice them.

Though asphalt and concrete are durable construction materials, with time they do get damaged by ultraviolet rays and storm water. To prevent further damage on your parking area, it’s good to consult a contractor to seal coat it for you. This also prolongs its life span. If you need to have your potholes repaired, always engage a professional in that line for best results.

• As a property owner, you need to know that it’s your responsibility to ensure your house or ground is safe for you or other people who may use your driveways. Uneven asphalt paving or potholes, if left unrepaired, could bring about these outcomes:
• Tripping hazard to you as the resident and to other pedestrians using the pavement or the driveway.
• As the owner of the property, if a pedestrian is injured and you get sued, you face the possibility of losing your money to settle any forthcoming legal obligations.
• If the damage is left unrepaired for too long, it will only add on to your repair cost.

Fast response to damaged asphalt driveways or concrete potholes restores safety and ensures the cracks do not get any bigger. Here are some considerations you should make during the repairing process:

1. Always work with a professional
You can only be guaranteed of a quality job and good results if it is done by a professional contractor with previous experience of similar repairs. Always ask them to show you where they previously worked and if you are impressed, then you can go ahead and hire them. You can also talk to their previous clients on how their repairs were done.

2. Important issues to discuss with your contractor
You and your contractor should agree on the accurate measurement of the area that requires repair. Ensure every part that has signs of damage is covered so that you solve the issue once and for all. The contractor should submit to you a written proposal detailing the scope of work that will be done. You should also agree on an estimate cost and the amount of time it will take to finish the work.

3. Repair hours
Convenience is very important when you are doing repairs. If it is an industrial place, the repairs need not interfere with the running of businesses, such that it can be done overnight when operations are closed. If it is a residential place, notify them about when the repairs will be done.

4. Evaluate the construction process
If the place has tenants who have cars and will require using the parking area that is being repaired, it may call for your contractor to carry out the repairs in sections. This will leave some parking allowance for use and thus further ease your construction process.

5. During the construction
When the construction process kicks off, your contractor needs to mark around the repair area using construction tape. This step ensures no traffic or pedestrians walk into the repair area.

6. After the construction
When all the repairs are complete, lot stripping your driveways will bring out a fresh and new look to it.

Article Source: http://www.asphaltadvisor.com/2015/12/why-fix-asphalt-and-concrete-potholes.html

Do You Need a Permit for Parking Lot Resurfacing, Resealing or Restriping?

Hiring a professional paving company to resurface, re-seal or re-stripe your facilities parking lot makes good financial sense. Not only will you be assured that the materials used are of the highest quality and that the job is completed to your requirements, but also that you are in compliance with local parking lot codes and laws.

Nothing makes your business stand out more than a newly striped parking lot. But, nothing is worse than having a project completed and finding out you needed a permit for the work and now you're facing a hefty fine. An important thing to keep in mind is that in most areas of Florida, permits are required to do most asphalt work.

A paving contractor with years of experience, and the latest equipment available to get the job done right the first time in a timely, cost-effective manner can reduce a property manager or owners stress levels. Researching specific codes and applying for construction permits can be an arduous process for business owner. Partnering with a paving contractor that is familiar with your property, the local permit requirements and one that utilizes the highest quality materials is ideal.

Licensed contractors have invested a lot of money to be licensed and insured, which can give you peace of mind. Hiring a fly-by-night company is a costly mistake. Be sure to check references for any paving company you plan on hiring, make sure the paving company is insured, and be certain to ask them if they are familiar with the local and state requirements regarding permits and other regulations. Plus, hiring an unlicensed contractor is against the law.

As your licensed paving contractor will know, each city can have different requirements, permit needs and fees. Take for instance the City of Altamonte Springs, Florida. If a commercial facility that wants to resurface and/or re-seal their parking lot must get a permit from Building/Life Safety Services. Re-striping, without resurfacing or re-sealing, also requires a permit. The new striping must exactly match the old striping. However, if the old striping did not meet the current code requirements, the new striping will have to be modified to meet code. The permit review will identify whether any changes will have to be made to the current striping to meet code.

A qualified, full service asphalt paving contractor will have the resources to effectively, efficiently and economically provide various services to you. Before they start any job, your paving contractor should become familiar with the specific conditions of your property to prevent costly surprises. A written proposal should include more than a price; it should include a plan to meet your needs and to satisfy building and safety codes.

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Professional Line Painting and Pavement Marking

Making sure your parking lot lines are repainted when they fade is not only important for the safety of the drivers that use your parking lot, but it also says a lot about your business. When your parking lot lines, speed bumps, arrows and handicaps are freshly painted it shows that you take pride in your business and makes your place of business look great.

Not all line painting service providers are equal. You will find that some line painting companies are conscientious and take time to make sure the job is done well while some companies only want to get in and out as fast as possible.

When you choose your provider there are a couple things you can do to make sure you are get a quality job. First, visit the providers website. Is there website professionally done or does it look like they just threw it up in a day? Look for pictures of their work. Do their lines look straight? Is there any overspray? Do they use nice stencils, or do they used outdated or ugly fonts and arrows? Line painting should always offer free quotes, so when they come in to estimate your parking lot it is a good opportunity to get a sense of what kind of people are working for the company.

If you really want to be sure, the best thing you can do is ask for the address of a job they recently painted which is in the area. Then you can go and observe how much care they used in their painting.
Here are some other things to consider. Line painting should only be done in warmer weather and the road needs to be completely dry. It can not be done when the pavement is damp from rainfall. Also, the cleaner the pavement the better. In order to ensure the maximum durability of your paint job you may want to consider pressure washing the pavement if it is particularly dirty or grimy. Line painting should be done every 1-2 years for high traffic areas and every 2-4 years for low traffic areas.

The next time you need to get your parking lot repainted remember to use these tips to evaluate the different line painting providers that work in your area. Once you find a good line painting company make sure you keep their business card and use them the next time you need your lines done. It will be easy for them to repaint your lines and pavement markings because they are sure to have matching stencils. Good luck!

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Parking Lot Maintenance 101

Preventative parking lot maintenance is an ideal solution to control deterioration of a facilities parking area and protect a facilities investment. It's also the most cost-effective solution to maximize the life of the pavement while minimizing risk.

Keeping up with parking lot maintenance means as soon as a pavement first shows signs of wear and tear such as cracking and raveling, or deterioration of the pavement surface it is important to take the necessary steps to mitigate risk.

A commercial facilities parking area promotes a positive image of the company. It also improves curb appeal and protects your investment.

Some of the more common parking area maintenance services that commercial facility maintenance companies provide are:

· Seal coating helps protect asphalt from the harmful effects of the weather as well as petroleum-based products like gasoline and oil. Commercial grade coal-tar emulsion base sealer, which meets and exceeds RP-355e specifications, is idea.

· Striping a parking lot enables a facility to direct traffic safely and efficiently. Using latex striping paint will guarantee a professional look in which the sealer does not bleed through.

· Asphalt repairs are necessary over time as newly applied asphalt surfaces begin to wear and break down as they are repeatedly exposed to elements such as water, sunlight and chemicals. The liquid asphalt that binds the materials together begins to lose its natural resistance to water, allow it to penetrate beneath the surface. Once this occurs the pavement can quickly fall prey to a number of different types of deterioration including cracks and potholes. Asphalt pavement repairs and prevention will increase the longevity of any asphalt surface.

· Asphalt overlays are popular approaches to pavement preservation because of their ability to provide improved ride quality, maintain surface geometrics, reduce noise levels, reduce pavement distress, reduce life cycle costa and provide long-lasting service.

· Traffic coating protects wearing surfaces like concrete or plywood from vehicular and pedestrian traffic abrasion, and in the case of concrete, protection from freeze-thaw damage and chloride induced corrosion with its destructive force on reinforcing steel. Where decks are elevated, these coatings provide excellent waterproofing for the occupied space below.

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Enjoy a Safe Driveway or Parking Lot by Hiring Expert Paving Contractors!

A safe parking lot or driveway is an essential first step to creating a welcoming atmosphere at any home or business. Prevent person injuries and property damage by hiring a professional paving contractor to perform effective, long-lasting pavement repairs, resurfacing, and more.

Potholed, crumbled, or cracked parking lots and driveways don't just give off a poor impression. They can deter customers from your business, create neighborhood eyesores, pose physical threats to people and vehicles, and even result in damage to your buildings due to poor drainage. If you have damaged pavement on your property or need a new parking lot or driveway, call your local paving contractors today. These professionals have the experience and know-how to provide you with attractive, safe craftsmanship that will serve you well for years to come.

How do paving contractors promote safety?

Correctable and preventable problems such as potholes, cracks, and dips can cause broken ankles, scraped knees, or worse. Your paving contractor is available to provide a variety of parking lot and driveway paving and repairs, such as filling in potholes, sealing cracks, installing block edges to prevent crumbling, and more. Replacement driveway or parking lot paving is also an option if your current pavement is irreparably damaged. These professionals will only use quality materials and tools to ensure a sleek look and continued performance season after season.

Your paving professional will begin by ensuring that the construction area is even and stable. Your terrain will be then be examined in order to determine the proper grade for your pavement. This encourages water to drain away from your property, which helps prevent water damage and puddles. The base stone will then be laid, bound with asphalt binder, and then sealed with a smooth top coat.
After proper pavement installation, your paving contractor can then provide additional safety features and services, including:

• Sign installation and pavement painting - Arrows, signs, parking lines, and other accessories and details are essential for an orderly parking lot. These features help prevent accidents, distinguish handicap reserved spaces, and more!
• Speed bumps - Discourage speeding on your property with strong, effective speed bumps.
• Prevent vehicular damage - Potholes and other deterioration are often the culprit behind popped tires and damaged suspensions. Prompt driveway and parking lot repairs can protect cars as well as people.

Installing and servicing reliable driveways and parking lots comes from years of experience and expert knowledge. Using a professional paving company is necessary if you want to enjoy quality work that can stand up to time, traffic, and the elements. If you want to help prevent vehicle accidents, remove safety hazards, or just are sick of having grass grow in the cracks of your driveway, don't settle for amateur work. Call your local paving professionals today.

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