Asphalt - To Seal or Not to Seal, That Is the Question

It's a tragedy! You can find it everywhere, black and smelling like a new parking lot with lines so yellow and straight. But wait, upon closer examination the secret reveals itself. This is not a new parking lot, but a newly seal coated parking lot. Upon even closer examination, the new coat is concealing even more. Like a reptile hiding in the shade you can barely see it, but it's there. Alligator cracking, pot holes, and raveling oh my!

This is an issue that comes up with a majority of customers. Many want their parking lot to glisten in the sun and impress their customers, employees, and neighbors. The easiest and least expensive way to do this is seal coat. While this is not necessarily a bad thing to do, it might not be the wisest choice when there are other issues present. In order to continue, I need to dispel a few seal coating myths:

1. It will prevent moisture from entering cracks
2. It will extend the life of your parking lot
3. It will always be the cheapest solution

Myth: It prevents moisture from entering cracks.

Crack filling prevents moisture from entering cracks.

Myth: It will extend the life of your parking lot.

While there are many aesthetic benefits, sealant acts like a layer of paint. It functions more as an "eye pleaser" than improving the overall structure of the asphalt. Some may argue that it protects the asphalt surface against UV rays, chemicals, and oils. This statement does have some truth to it. UV rays will oxidize the surface of asphalt and will show up by the surface changing color. Seal coat's thin layer partially protects against oil spills and chemicals. I say partially because seal coat will wear away in a short period of time depending on damage from the snow plow etc. Oil and chemical spills won't structurally affect the asphalt, but the surface may "pit" and look aesthetically unpleasing.

Myth: It is always the cheapest solution

Some may try to sell seal coating to a customer using the previous two myths as reasons why they should apply seal coat. While this option is cheaper than structural repair, costs can add up over the long-term especially when seal coat only lasts about 2-3 years. The budget process becomes a balancing act of what should be done. A structural repair does not look as nice nor will it be as painless as simply seal coating. If there is a choice between structural repair and seal coating, structural repair most always should be chosen. If repair is too expensive and maintenance is still a priority, choose to crack fill and protect the structure of the asphalt.

Of course, it is all a matter of preference. A newly sealed lot can boost the look of a business, raise the morale of the employees, and impress customers. When deciding; "to seal or not to seal", remember "tis nobler to understand thine options than to purchase blindly."

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Asphalt Paving Contractors - Ensure A Quality Paved Driveway

The majority of asphalt paving projects are larger commercial jobs. That doesn't, however, mean that such contractors do not take up relatively small jobs like residential parking lots, driveways, and condo units. Most of the times, private homeowners do not have the relevant experience or expertise to handle such projects without the supervision of large contractors. The following tips will surely help to obtaining quality work and choosing a reliable asphalt paving contractor:

Select contractors that are well-known for their quality - How can you ensure that the contractor you're opting for is a reliable one?

* Their names must be listed in the phone book or online.
* They must have an insurance certificate to their name.
* They must have some pictures related to their previous jobs and work locations.
* They must have host of testimonials to their credit.

These credentials should be found easily today by most contractors. They are well-aware of the tough competition and keep these materials handy. But then how can you distinguish the best from the not-so-good ones? You can ask them some more probing questions:

* Are they aware of the latest technologies and techniques?
* What kind of customer services they provide before or after the job is done?
* Do they offer any kind of value-added services?
* What is the communication process they follow with their clients?
* What is their definition of quality of the products or/and the services they offer?
* Do they have well-equipped sales personnel that can provide clear benefits as well as options of various approaches that they adopt towards repair?
* How long they have been in the business?

Carry out some comparison shopping - You need to obtain proposals from more than one contractor. In the mean time, you must clearly identify whether all the contractors are using the same products for the job. Also check on the time that each of the contractors have estimated to complete the job. If a contractor is offering a strikingly low rate, then you must carefully examine the kind of products they are using for the job. It is a known fact; you get what you pay for.

Insist on written agreement - If the contractor is offering you some kind of guarantee with his work, make sure you have it in the form of a written agreement. If possible, hold back a fair portion of the job amount till you ensure the quality of the job matches your expectations.

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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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Why Sealcoat My Asphalt Parking Lot Or Driveway?

Sealcoating your asphalt parking lot or driveway will protect your expensive asphalt investment saving you thousands of dollars. This simple periodic maintenance can double the life of your pavement and reduce the likelihood of larger repair issues, while providing a jet-black finish for your asphalt that will beautify your home or business. This simple, low-cost procedure can save you a significant amount of money in the long run by eliminating the need for more extensive and costly types of services such asphalt repairs, paving, asphalt overlay and crack repairs. Sealcoating asphalt pavement with coal tar emulsion sealer slows pavement deterioration by protecting against the enemies of a parking lot or driveway.

The three major elements that deteriorate asphalt are:

1. Sun and Oxidation: Sealcoating prevents oxidation and resists ultraviolet rays. Asphalt pavement begins to deteriorate almost as soon as it is placed. As the pavement is exposed to oxygen, the asphalt binder (tar) hardens. This hardening results in a brittle surface that eventually cracks. Cracks in the pavement enable oxygen and rainwater to penetrate the pavement, often into the sub base, weakening it and reducing the pavement's strength. Sealcoating protects the surface and fills surface voids, reducing pavement's exposure to oxygen and water and extending pavement life.

2. Water and Ice: Sealcoating resists water & ice. The sealer provides a protective shell that prevents water from penetrating through the asphalt. Water will soften the base causing larger more expensive repairs such as sink holes, depressions and cracks. In colder climates, the water will freeze and expand which will create pot holes and cracks throughout the asphalt. Sealcoating your parking lot or driveway can save you a significant amount of money by preventing water and ice from penetrating the asphalt surface.

3. Oil & Gas Spills: Sealcoating resists oil and gas spills. This is especially important on driveways and parking lots where cars are parked or worked on. Oil and gasoline soften asphalt. A professional-grade coal tar sealer contains additives that enable it to resist any such leaks. By filling surface voids, sealcoating also reduces the depth to which oil or gas can penetrate the pavement.

Sealcoating will help protect the asphalt from harmful elements and enhance the curb appeal of your home or business.

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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.

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Between Asphalt And Concrete, Why Are You Choosing Asphalt Paving?

Paving experts are choosing asphalt for the pavement job because of its numerous advantages. Asphalt actually is being the chosen material in lieu of the concrete or cement in residential, commercial and industrial set-up. This is being preferred for two reasons - cost effectiveness and durability. More than being cost-effective, asphalt is more time effective than cement. By this we mean that the asphalt material is easier to prepare and dry. Thus any paving or mere repair can be easily accomplished thus making the driveway easily useable.

Paving experts have very important roles in the beautification of the exterior part of your home. The value and beauty of a house does not only come from what you see inside. There are a lot of things that can be attributed to your house exterior. These are the backyard, the garden, the pool (if there is one), the lawn and of course, the pavement and the driveway. The outdoors adds value to the house and you cannot disregard the importance of having a well-paved driveway to the appearance of your home's exterior.

For paving, there are two usual choices, the asphalt and the concrete. You will find that there used to be more people going for concrete pavement. However, in the present, more and more architects, engineers and home designers go for the asphalt pavement due to its numerous advantages. Asphalt actually is now being the chosen material in lieu of the concrete or cement in residential, commercial and industrial set-up. This is being preferred for two reasons cost effectiveness and durability.

You might have pinpointed these two big reasons for the choice. To understand better the individual choice for asphalt, it is paramount that we give the details of the advantages. More than being cost-effective, asphalt is more time effective than cement. By this we mean that the asphalt material is easier to prepare and it is easier to dry. Thus any paving or mere repair can be easily accomplished thus making the driveway easily useable.

Asphalting is more cost-effective in its initial cost as well as its maintenance cost. Starting with the paving job is less expensive than using cement. Any construction job needs to be maintained. And the cost of maintaining this is cheaper than concrete maintenance. With a hole or a crack, application of asphalt in the damaged parts is cheaper. And again, as you do the repair, the advantage of time-effectiveness will come in. The ease in drying makes the repaired driveway useable at once.

Another advantage credited to asphalt is its flexibility and pliability which makes the material easy to mould. Because of the ease in its use, cost-effectiveness will come in. You will require less labor in the construction and restoration of any asphalted pavement and driveway.

Now we have the durability advantage. In comparison to the concrete paving, the cement easily cracks thus will require more frequent sealing. In as much that damages easily occur on concrete paved areas, the cost effectiveness of cement goes down. This further gives you the ideal that concrete pavement is less prone to wear and tear. More support to the durability of asphalt is its weather-resistant feature. The asphalt is more adaptable to any climate change. For the cement, drastic changes in weather can result to susceptibility to cracks and other damages.

In the past, concrete paved outdoor area is the common choice of many homeowners, business establishment offices and industrial work area. With the frequent use of asphalt in paving, the architects and engineers had proved that asphalt material is more beneficial cost and durability wise.

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Thermoplastics Installing by Vaca Vet Striping

The application of linear striping, arrows, stop bars, and handicap insignias, etc. We use a plasticized material that when heated with adhere permanently to asphalt and concrete surfaces.

We understand the importance of quality asphalt maintenance and the importance of leaving a lasting impression to prospective tenants, home buyers, customers and the general public.

Vaca Vet Striping has over 30 years experience doing business as ACE Paving Company, with a General Engineering Class A Contractor’s License #389714. We strive to provide quality work and great service at an affordable cost. Vaca Vet Striping service area is Solano, Napa, Yolo, and Sacramento counties.

Top Signs You Need a Seal Coat for Your Driveway

If you have an asphalt driveway, it has an estimated average lifespan of 15-25 years when maintained properly. But with constant exposure to the elements, such as sun, wind, salt, heat and cold, the asphalt can deteriorate quickly.

Investing in a seal coat will increase the lifespan of a paved driveway or parking lot by acting as a flexible barrier coating, shielding the asphalt from erosive factors. A seal coat on your driveway prevents essential oils in the asphalt from evaporating over time - causing the asphalt to become dry and brittle through oxidation. When the asphalt is too dry, it will crack and allow water to penetrate the surface of the driveway, creating even more erosion.

To avoid a very costly repair, you should have cracks repaired before they invade a large area of the pavement. If you're unsure if you need a seal coat repair on your driveway or parking lot, check for any of the signs below:

• Discoloration of asphalt (fades from black to gray)
• Surface cracking that appears like peeling paint
• Hairline cracking
• Uneven wear of past seal coat
• 2-3 years since last seal
• Signs of over sealing
• Water standing too long on driveway

Other reasons to get a seal coat include the wear and tear caused by vehicles. Oil and gasoline drip will cause the asphalt in your driveway to crack and break down. Oil spots require a special coal tar sealant to prevent deterioration. This should be applied every 2-3 years.
There are many benefits of seal coat for pavement maintenance:

• Protect and extend the lifespan of your driveway or parking lot
• Prevents water from penetrating the surface which leads to cracking
• Protects against oxidization from the sun (paving materials become dry, brittle)
• Prevents erosion of asphalt
• Costs pennies a square foot compared to repairs
• Prevents oils and salt from breaking down the asphalt
• Aides water run off
• Limits pooling of water
• Slows down surface cracking
• Prevents slip and fall injuries
• Enhances the aesthetics and curbside appeal of property

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Considerations For Resurfacing Asphalt Driveways And Parking Lots

Resurfacing or replacing of the material of a driveway or parking lot may be necessary after a period of time. This is quite different from sealing or other types of minor repairs. Although resurfacing will not last as long as the installation of new asphalt, it is an option that is considered by a lot of people because of financial concerns. As in most repair projects, the finished job will be determined by the level of preparation and the competence of the contractor.

In a complete tear-out, the old drive will have to be removed by the contractor. An initial layer of compacted gravel will then be applied, followed by a course of compacted asphalt base. This layer is usually about two to four inches in thickness. The final layer of compacted material will then be applied.

During the process of resurfacing, the surface course of asphalt is installed on top of the existing surface of the driveway or parking lot. The two layers will adhere together easily because they are made with the same material. It is however important to consider why the driveway is failing before you choose this option. For instance, if the problem is from a weak base, adding a new layer will not be the right solution.

Asphalt can also be installed on a concrete drive. You do have to implement certain precautions so as to ensure that the concrete does not shift under the new surface. Proper preparation will ensure that this does not happen and the drive will last for several years. There are a number of things that you have to check in order to know if the existing concrete driveway is suitable. The blocks should be level, and the joints and cracks must be close.

No matter the type of installation that you want to do, there are certain things that you have to watch for. Drainage should be taken into consideration so that rain water is carried to the street or to a catch basin. Water should not flow back into your garage or onto a neighbor's property. The contractor has to also ensure that the edges are properly supported.

It is vital to choose a competent contractor for your asphalt resurfacing project. You can evaluate the company's work by checking other driveways that they worked on a few years ago. No matter the company that you choose, make sure that a proper contract is drawn up.

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Asphalt Paving Contractor: How to Choose an Excellent Contractor

Choosing a good asphalt paving contractor can be tricky. There are many contractors out there who will try to scam you out of your money. If you're a private homeowner who does not have enough experience in handling paving projects, here are some tips on how to find reliable asphalt paving contractor and acquiring high quality work.

First and foremost, always choose contactors who are famous for the quality of their job. Here's what you can do:

1. Look for their names in phonebooks or the internet.

2. Check if they have insurance certificate to their name

3. Check their portfolio and assess the quality of their previous jobs and work locations

4. Check if they have tons of testimonials to their credit.

Because of the stiff competition nowadays, many asphalt paving companies or asphalt paving contractors make use of all the ways and means to advertise their names. In fact, even scammers are fully capable of creating false advertising and they are individuals whom you don't want to find.

To distinguish the best asphalt paving contractor, here are some probing questions that you can ask:

1. Do they have in-depth knowledge of the current technologies and techniques?

2. Can they offer good customer service before and after the job? And what kind of customer service can they offer?

3. Do they also perform other kind of value-added services?

4. How do they communicate with their clients?

5. Ask them what their definition of quality products and services that they provide

6. Do they have knowledgeable sales personnel who can clearly tell you of the benefits, and options for several approaches that they will implement during repair?

7. How long have they been in the asphalt paving business?

8. How long will they be able to complete the job?

These are useful questions that you can ask during comparison shopping. Comparison shopping is done so you can get several proposals from more than one paving contractor. This way, you'll be able to choose the best from the rest. Keep in mind that you must not easily accept contractors who will offer their services at a lower price. Carefully examine their track record and the products that they are using.

And lastly, to seal the deal, insist on creating a written agreement. This will protect you and the pavement contractor's interest as well.

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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.

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