Asphalt Maintenance Aspects For Commercial Property Managers

Asphalt maintenance is one facet of property management that is overlooked on a regular basis. If a property owner has a hole in their parking lot, it is not treated with the same urgency that a hole in their roof would require. Unfortunately, this neglect of their asphalt leads to more costly repairs in the future that could have been avoided if the property owner would have followed a preventative maintenance plan for their asphalt.

What is asphalt maintenance? Asphalt maintenance consists of protecting asphalt by employing the following methods (asphalt seal coating, crack repair and asphalt repair) to prevent damage to the existing asphalt.

So why should a property owner have their asphalt seal coated? From the very first moment that asphalt is installed it starts a deterioration process. The asphalt is diminished when the binder that holds all of the aggregate (stone) together begins to oxide from sun light, water and other external conditions. Through the seal coating process, the asphaltic binder is now protected from the aforementioned external conditions. An additional benefit from asphalt seal coating is that the asphalt is now protected from the damaging effects from gasoline , oil, and de-icing salts. The most obvious benefit from asphalt seal coating is the restoration of the original color of the asphalt. The asphalt regains that new appearance for a fraction of the original cost.

Asphalt seal coating is a process in which coal tar emulsion or asphalt emulsion is sprayed or brushed on the asphalt surface. The seal coat material should be applied in two coats in general areas and three coats in the high traffic areas, such as drive lanes.

There is much debate as to what is the best application method for the seal coat material. There is a predominant mindset amongst "old school" seal coaters that brushing the seal coat material is the only way to go. However, there are some short comings from the brushing technique. By brushing the seal coat material the natural indentations of the asphalt are filled in and the asphalt loses its traction. Also, contrary to popular belief thicker is not better when applying the seal coat material. The Seal coat material should be applied at .17 gal/sq. yd. and should never exceed .51 gal/sq. yd. total.

With the short comings of brushing the seal coat material being stated, there is a better alternative. That alternative is spraying the seal coat material. This method allows the seal coat material to be applied evenly without filling the natural grooves of the asphalt. If a contractor states that they brush exclusively, take caution in dealing with these companies. Many times these companies have not invested in updated equipment, which will prevent them from completing the bigger seal coating jobs.

Another aspect of seal coating that is overlooked by customers is the mixture of the seal coat material itself. The material is should be mixed at 25 to 35 gallons of water per 100 gallons of concentrated sealer. Also, the seal coat material should be enhanced with 2-5 pounds of sand per every gallon of sealer. The sand is used to restore traction to the surface after the asphalt has been treated. When creating work specifications make sure to include the amount of desired sand required per gallon of sealer. The smoother the existing surface or the higher the traffic volume will require higher volumes of sand in the seal coat material.

In addition to asphalt seal coating, crack repair is vital to properly caring for asphalt. Due to the settling of the ground, poor base design and asphalt oxidation asphalt will crack. When the asphalt cracks it is exposed to water damage. Water penetrates the cracks and gravity pulls it into the sub-base (stones) which deteriorates that supportive structure. This deterioration leads to asphalt depressions, pot holes and further cracking. Also, in the winter when water expands in the cracks via the freezing process, the cracks widen over time.

Hot tar is applied to the cracks to prevent water penetration. Hot tar is melted to 375 degrees and poured into the cracks. To finish the crack repair process the hot tar is squeeged into the crack to create a 4 inch band. All debris should be removed from the cracks before treatment. Crack repair is a temporary fix and does not replace the need to actually replace the asphalt. However, crack repair is much more cost effective than actual asphalt replacement.

It is said that if 30% or more of asphalt is deteriorated, it is more cost effective to replace it. With that being said, the majority of property owners choose to replace certain sections at a time. One thing to keep in mind is that if an area of asphalt needs replaced because it was sinking, there is definitely a problem with the sub-base and that should be replaced as well.

If the asphalt needs to be replaced there are two methods for replacement. The conventional method is to saw cut the area and replace the asphalt and seal the seams with hot tar. Another modern method consist of using a Infrared Heater to heat the existing asphalt, then additional asphalt is added and the area is compacted. The benefits of using an Infrared heater is that the fix is a seamless fix that will no longer allow water penetration. The major fall back with using infared is that if there is an existing sub-base problem, the asphalt will not be properly repaired if it is only re-heated and not actually removed to replace the underlying stone. In the right conditions, Infrared treatments to asphalt add extra benefits to the property owner because of the final aspect of seamless repair.

The bottom line is that property managers should incorporate an effective asphalt maintenance strategy into their overall preventative maintenance strategy. The benefits of asphalt seal coating, crack repair and asphalt replacement will pay dividends in the future through the avoidance of costly new asphalt. One last point, the asphalt maintenance and pavement marking industry has wide fluctuation in the quality of contractors, so always do your due diligence in the selection process.

Article Source: http://EzineArticles.com/expert/Bruce_Hake/33319

Article Source: http://EzineArticles.com/1952572

Protecting and Prolonging the Life of Pavement

The surprisingly reasonable installation cost of asphalt pavement as opposed to concrete puts property owners in a position to spread out maintenance cost over a twenty or thirty year time frame.

Over time most roadways and driveways need asphalt maintenance to keep them in usable condition. The biggest enemies to pavement are water and the sun. Cracks in driveways can allow water to enter the road base layer and begin to wash away the compacted base that provides the foundation for the driving surface. If asphalt pavement is neglected too long, the water damage eventually leads to pot holes and large areas of road failure. Keeping the water out of the base is the primary function of Sealcoating and pavement maintenance.

Sealcoating is the process in which a new protective and durable layer of slurry sealcoat material is sprayed or squeegee on top of existing pavement. Slurry Sealcoat has aggregate embedded into the asphalt mix to provide a new wearing surface for the driveway or parking lot. This process serves the purpose of sealing small cracks and adding a barrier coat to protect the pavement surface from the elements that destroy pavement. Paving contractors need to have the specialized equipment and materials necessary to perform this service correctly.

If pavement maintenance is put on the back burner for too long, the condition of the roadway can get to a point where it seems beyond repair. It is vital for asphalt maintenance to recur on a regular basis to ensure the overall reliability of a street, parking lot, or drive way. Some cities and counties around the country keep an asphalt paving company on retainer for seal coating and other routine maintenance activities. Professional pavement maintenance contractors are the best option for corporate driveways and shopping center parking lots, etc. Check for these few items when choosing a contractor. Choose a contractor that has a good reputation and has also been in the business for many years. Choose a paving contractor that has exclusive rights to materials in your area, these asphalt contractors have worked hard to earn their authorized material contractor status.

Regular pavement maintenance is a necessary evil for any privately owned paved road or street made from asphalt. Keeping in contact with a local asphalt paving company and scheduling regular Sealcoating applications to your shopping center can be the best way to protect a large investment property and it ensure the asphalt driveway can best service patrons and attract new businesses.

Article Source: http://EzineArticles.com/expert/Derek_Hill/1304819

Article Source: http://EzineArticles.com/6950958

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.

Article Source: http://EzineArticles.com/?expert=M_McHale

Article Source: http://EzineArticles.com/8039220

Proper Maintenance for Asphalt Pavement

Asphalt is among the most popular commercial paving materials used today due to its water-resistance, flexibility, aesthetic appeal, and excellent adhesive abilities. All of these properties and more make asphalt pavement an asset that requires a structured level of preservation and care. Otherwise, it is prone to fading, damage, instability, and various other negative implications. With proper preventative maintenance, asphalt pavements can remain beautiful and functional for years. Not only is this ideal for investment purposes, but for liability as well. If you are an involved property owner, continue reading to learn the best methods for asphalt maintenance and care.

Asphalt Maintenance

Although pavement maintenance agendas will differ from property to property, the overall purpose of asphalt maintenance is to sustain its appeal and extend its life. Some paving maintenance tasks can be managed on your own or by an appointed staff, such as inspections and trash clearance; while others are best left in the hands of trained and equipped professionals. An ideal pavement maintenance should include basic tasks like regular assessments, sweeping, crack filling, pothole repair, periodic line striping, and most importantly, seal coating. Without a proper sealcoat, asphalt pavements will experience heightened wear and tear from traffic, weather, chemicals, salts, and more, which shortens their life and diminishes their aesthetic value.

Asphalt Seal Coating

Seal coats are emulsions that are brushed or sprayed onto pavements, providing a clear protective layer against moisture and the above-mentioned threats. There are several types of commercial sealcoats available on the market, but the most popular versions include fog seal, slurry seal, and chip seal emulsions. Some sealcoat products are water-based, which are easier and safer to spread. But there are also waterless versions that use organic or plant-based oils or hydrocarbon solvents instead.

Choosing to Seal Coat

If your asphalt pavement is old and in poor condition, it will not likely benefit from a new layer of seal coat. In some cases, it is more cost-effective to repair or replace deteriorated asphalt pavements instead. However, if your asphalt is in good condition, a periodic re-sealing can be a highly-beneficial maintenance decision. Talk to your trusted paving contractor for a professional recommendation of your asphalt's maintenance and sealcoating schedule. They will know exactly what your property needs and at what intervals. The cost of having your asphalt seal-coated will depend on several factors, such as the square footage, the condition of pavement, and any additional surface applications needed.

Article Source: http://EzineArticles.com/expert/Sarahbeth_Kluzinski/1326228

Article Source: http://EzineArticles.com/9535687

Types Of Asphalts Used On Roads And Pavements

Much of what we're able to own or where we're able to travel to is the result of motorable roads constructed using asphalt. Without it, vehicles wouldn't be able to deliver what we need to create infrastructure and the many necessities we require.

This petroleum-based substance is produced in several grades, each harder than the next. Roads are constructed using asphalt grades chosen by engineers to account for freeze/thaw cycles and durability. Let's look at the different forms.

Hot mix asphalt concrete

The commonest type of asphalt used, HMAC offers the most durability owing to being applied at higher temperatures which allows it to compact extremely well. Despite releasing large amounts of smoke and dust which are undoubtedly hazardous to health, it's the only form that can endure high traffic for long periods without cracking.

The high temperature allows proper drying of aggregates which maintains stability and prevents moisture from being trapped beneath. Equipment modifications are unnecessary because the technology is older than WMA. Cost is, therefore, significantly reduced especially when HMAC is applied to long stretches of road.

Warm mix asphalt concrete

In WMA, lower temperatures are applied to maintain viscosity. This has environmental benefits because less energy is used and less smoke is produced, two factors that are commonly experienced with hot mix asphalt.

The greener aspect aside, WMA is relatively easy to manipulate because viscosity is not very high. Compacting is also faster and easier which affects overall paving cost and labor. Roads located through tunnels where ventilation is limited usually see workers being subjected to a lot of smoke and dust. Since WMA reduces the amount of both, it's a good choice when constructing roads in confined spaces.

Cold mix asphalt

Where WMA and HMAC need to be mixed and applied under heat, cold mix asphalt eliminates the necessity of high temperatures. Soapy water is instead used to emulsify the asphalt. The end result, though suitable for patching HMAC, is not designed to withstand the daily grind of vehicles. As such, it's best applied on low traffic roads such as service roads and residential driveways.

Stone mastic asphalt

Also called stone-matrix asphalt, SMA is ideal for high traffic roads, residential streets and even roofs. It has a lower bitumen content with aggregates making up the chunk of the percentage.

No equipment modification is required for laying SMA though it has some limitations. Increased mixing time, material cost and initial low friction must be contended with. The low friction is a result of the binder film which, incidentally, is removed over time to increase friction.

Cut-back asphalt concrete

Considered to be the least environmentally friendly form, cut-back asphalt sees the binder dissolved in kerosene to reduce viscosity and make it easier to work with. The pollution generated is very high so it's no longer used in certain countries.

Despite being a widely used material, asphalt is hazardous to health through fumes and skin contact. However, road contractors and engineers make sure workers don full protective gear during the mixing and application phases to greatly minimize adverse effects.

No other material has proven to be so durable for roads as asphalt. So inspite of the health hazards it will continue to be the material of choice for as long as a substitute equaling it in strength and longevity is found. It's also 100 percent recyclable, an extremely important factor where environmental benefits and cost-effectiveness are concerned.

Article Source: http://EzineArticles.com/expert/Salvador_Jarvis/1716558

Article Source: http://EzineArticles.com/8044662

The Benefits of Maintaining Your Pavement

When people look at pavement they see something to drive and walk on. As a property owner you see an expense. As a contractor I see trip hazards and possible damage claims.

People are fickle and loyalty is not what it once was. If your parking lot is filled with potholes and navigating them frustrates the driver, they will go somewhere else next time. It is the same with your sidewalks, if they are full of puddles or raised pieces people will not feel secure and frequent another establishment. People want comfort, security and convenience. Many business owners concentrate on these things once the customer is through the door.

As a property owner or manager you should work with an experienced contractor. Your contractor should inspect your pavement annually. This will result in preventative strategies, alternatives and cost projections. This will allow you as the owner/manager to develop a budget and a plan for your pavement maintenance. A reputable contractor will be mindful of your need to work within your budget and work with you to prioritize the work needing to be done.

Preventative maintenance has many benefits to you as the owner/manager. Identifying problems at the early stages ensure they won't become large ones later. By having these inspections done you will be addressing issues and therefore minimizing damage claims, both the frequency and degree of settlements. If there is litigation these inspections and work orders will be invaluable to show due diligence on your part.

An awful looking parking lot will not encourage customers to come into your business and this will cost you money in lost revenue. Dangerous pavement will cost you in lawsuits. Budgeting for pavement maintenance is a low cost alternative.

Article Source: http://EzineArticles.com/expert/Kimberley_Leafloor/194513

Article Source: http://EzineArticles.com/2202229

Why You Sealcoat Your Asphalt Driveway

Do you own a commercial property with an asphalt parking lot or a private residence with an asphalt driveway? If you do own or manage some type of asphalt pavement you will need to take proper care of the surface. In the long run it will save you time and money. While taking proper care of the pavement does have some cost associated with it, it is not near the cost of having to later fix any damage that has already occurred to the asphalt. If you notice that you already have potholes or large cracks starting to appear, it is in your best interest to address the issues as soon as possible.

The first step in maintaining an asphalt pavement is crack sealing, crack sealing prevents water from entering the pavements sub base through cracks in the asphalts surface. If these cracks are left untreated they will eventually turn into potholes and destroy the asphalt surface and the base beneath the asphalt. Once you allow this to happen there is no maintaining the asphalt, you are now looking at having to replace the pavement. It is important to clean the cracks thoroughly before filling them. You will need to clean out any and all debris. This will help insure the material adheres to the surface correctly. Once all of the cracks are completely cleaned and filled with the asphalt fill material, water will no longer be able to enter beneath the pavement down to the sub base material. By using this technique you have increased the lifespan of your asphalt pavement in the most beneficial and cost effective way.

Sealcoating your parking lot is definitely a great way to protect your asphalt surface as well. Sealcoating your asphalt will help protect against the suns ultraviolet rays and also keep any water from entering small cracks in the pavement. The asphalt sealcoating material needs to be mixed to the manufactures specifications. The sealcoat material needs to be applied in two coats. The first coat of sealer should be applied with a squeegee to push the sealer into the cracks of the pavement. The next coat may be applied using a spray technique. The spray of the sealcoat insures a uniform coat over the entire asphalt surface. Be sure to allow the proper drying time of the sealcoat before using the asphalt pavement. Sealcoating of the asphalt surface should be done as necessary to help insure the lifespan of your asphalt surface.

Article Source: http://EzineArticles.com/expert/Peyton_Stallings/832472

Article Source: http://EzineArticles.com/6173707

Asphalt: Best Choice for Driveway Pavers

Oftentimes, when you travel, you see well-paved roads which make the trip a whole lot easier and comfortable. Ever wonder how these roads are built? Well, it is apparent that most of the roads around the country are part of an asphalt paving project that was completed sometime in the past. It's not surprising that among numerous choices for paving, asphalt is often the top and the most popular option. It clearly differs from other paving materials, such as concrete, simply because it's more versatile and economical too. Definitely, it is among the most common substances in use today. Not only is it used in paving roads, parking lots and driveways; it is also used in coatings, batteries, adhesives and asphalt shingles in roofs.

Like other paving materials, asphalt requires a specific process and skilled workers to apply the material properly to achieve a smoothly paved surface. It is also durable and waterproof in nature. Apart from being a bit messy, it is relatively easy to pour, flatten, shape and finish. It's notable that it hardens quickly, too. Ideally, it is used in regions where the weather is dominantly cold throughout the year. This would prevent the paving material from softening, which happens only if used in places with extremely hot climates.

A good number of homeowners choose to have asphalt in paving or repaving their driveways. Apparently, it is the most economical among all driveway options. It won't be hard to install as well. However, hiring highly skilled and experienced paving contractors can be quite a challenge. Make sure that the company has a good reputation and previous projects which are exceptionally done. Don't simply trust the contractor who offers the cheapest price. Remember that among them all, a percentage is scam artists.

It is best to hire contractors who are certainly up to the job so your paving project can be completed right on schedule. Some of these companies even offer free estimates. Keep in mind that while you're concerned with the job done on time, it is also vital that the workmanship is indeed good. It will ensure that you don't have to repeat the project and you won't worry about repaving your driveway for a long time.

The advantages of using asphalt apart from other pavers are quite evident. Its being cost effective is perhaps its best benefit. Other pavers such as concrete are also a good choice; but it's mostly good for warm regions. And if you'd rather go for a stylish option, you can have bricks as pavers.

Choosing pavers is totally up to you, but you can definitely opt for asphalt if you want a quality and practical choice for your paving project.

Article Source: http://EzineArticles.com/?expert=Duane_Bradley

Article Source: http://EzineArticles.com/5643794

Why Seal Coating Asphalt Is Important And Necessary

Asphalt is a useful material that is used for paving driveways, roads, and other areas. It can degrade over time, though, and needs all the protection it can get. This is where seal coating can be very beneficial; it offers asphalt many advantages to prolong its lifespan.

Why Does Asphalt Need Coating?

Asphalt is combined with different types of aggregate and filler. The types of aggregate vary but include gravel, sand, and other types of materials. Asphalt pavement and roads have pretty major weaknesses that cause its lifespan to be rather short. These weaknesses include UV radiation, salt, and various chemicals. When exposed to these things, asphalt can degrade quickly. This special coating seal can be used to help protect asphalt and consequently lengthen its lifespan.

Coating the asphalt should ideally be done before the asphalt suffers any major damage to prevent more problems.

Saving Money

By coating the asphalt, a lot of time and money can be saved. The coating can be redone every few years to continually protect the asphalt. If the asphalt had to deal with wear and tear without the seal, it would have to be replaced. Repaving a road or other area is very time-consuming, expensive work. It is a huge hassle as well. Putting on another coat of sealant is much less intensive work and saves a lot of money in the long run.

UV Radiation Protection

UV radiation is sunlight. Asphalt roads are constantly bombarded by UV radiation several hours each day. This unrelenting light can wear down the asphalt; when the asphalt wears down, the aggregate it holds together starts to loosen and break up.

Sand may start appearing in spots, and eventually the pavement breaks down further, becoming very rough. Dirt, grass, and other debris gets into the spaces of the asphalt and makes a general mess of things.

This requires major work to fix which is why it's best to protect the asphalt from the beginning with a sealing coat. The coat is specially formulated to protect against the harsh, harmful radiation of the sun. The coating can double the lifespan of the asphalt and keep it strong and together.

Chemical Protection

Coating the asphalt with a special seal can help protect it from several potential problems. Whenever there is a gas spill on the road, it can cause damage to the asphalt. This is because asphalt and gas are both petroleum products.

Because they are similar, the gas can dissolve the asphalt and weaken its structure. This significantly softens the asphalt and reduces its strength and lifespan. Using a special sealing coat on the asphalt will help to create a barrier that stops the gas or other petroleum products from reacting with the asphalt and weakening it.

Protection Against Freezing

The sealant also helps protect the asphalt from harsh temperatures. When the weather is cold, it can be a strain on the asphalt because of the fluctuation in temperature as the asphalt freezes and then thaws again. This can damage the asphalt and cause it to crack.

Using a seal coating protects the asphalt from the harsh winter temperatures and helps to prevent major cracking.

In addition to protecting roads and other asphalt surfaces from a host of problems, the coating also helps asphalt to look brand new because it hides imperfections such as rough patches or small cracks.
It is truly very useful and badly needed for high traffic roads and places where constant maintenance would be a huge hassle. Saving money and time helps all parties involved and leaves asphalt roads and pavement strong and resilient.

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!

Article Source: http://EzineArticles.com/?expert=Greg_Newell

Article Source: http://EzineArticles.com/7129609

Ashpalt Paving is a Great Choice!

Asphalt pavement is a very strong and durable material which makes it the best option for most all paved surfaces. If it is properly laid, it need not be replaced for twenty to twenty five years. Asphalt pavement is also the most popular choice for applications such as driveways, parking lots, roadways, airstrips and more.

Approximately 80% of all asphalt pavement is recycled when it is removed. If you are looking for lasting pavement that can be used over and over again, asphalt pavement is the best choice.

Additional benefits include:

• It costs less to construct and maintain asphalt.
• Asphalt construction projects can be completed more quickly.
• Asphalt pavements are the smoothest pavements.
• Asphalt pavements generate less noise.
• The contrast of the black pavement and white lines make it easier for motorists to understand driving and parking regulations.
• Asphalt pavements last significantly longer than alternative pavements.