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Repair or Replace? What To Do About Your Aging Asphalt Parking Lot

Nothing lasts forever, and asphalt is no exception. There comes a time with every parking lot where you need to ask whether it’s time to repair it, or replace it altogether.

A properly paved asphalt lot can last 20 – 30 years, but the lifespan and condition of any lot depend on many factors. Let’s take a look at the various kinds of damage and repairs, and when you should replace a lot entirely.

The Types of Asphalt Damage

Cracking
Cracking can take many forms, including shrinkage, widening, edge cracks, slippage, alligator cracks, and reflection. Cracks are caused by many different factors, such as water penetration, oxidation from the sun, freezing, and thawing, and poor initial construction. Even the most minor cracks should be sealed as soon as possible, as small cracks can grow into bigger problems. Water or other debris can settle inside, causing the crack to grow, softening the base, and further threatening the integrity of the pavement. Larger cracks may be a warning sign of deeper issues.

Rutting
Rutting is when the pavement shows depressions, or grooves, from wear and tear caused by wheel loads. Ruts can be dangerous, leading to vehicles hydroplaning (from ponded water) that can result in loss of driver control. They can also be a result of deeper sub-soil or design problems, and lead to further deterioration. Ruts less than ⅓ inch deep can generally be left as is, but deeper ruts should be leveled and resurfaced.

When It’s Time To Repair

Crack Sealing
Crack sealing is exactly what it sounds like – filling small cracks to prevent further damage. Cracks that are straight or less than a quarter-inch wide can easily be repaired with a liquid filler. Before sealcoating or resurfacing, all cracks and existing damage must be repaired, so crack sealing is the first step towards further repair and necessary ongoing maintenance responsibility. A yearly schedule of crack sealing is best to prolong the life of your lot.

Seal Coating
After you’ve filled any cracks, you can apply a layer of sealcoating. Sealant keeps the lot looking new and prevents corrosion from a variety of elements, including water, oxidation, UV rays, and oil and gas spills. The ideal time to seal asphalt pavement is when deterioration is first discovered. A new asphalt lot should not be sealed until it is at least 6 months old, and should be resealed every 2 – 4 years, depending on weather and amount of traffic.

Resurfacing (aka overlaying)
Resurfacing, also known as overlaying, adds a new layer of asphalt, generally 1.5 – 2 inches in depth, on top of the older one. If done right, a new layer of asphalt can add 8 – 15 years to your current lot and costs less than a full replacement. All cracks and damage to the old layer need to be repaired before resurfacing, as un-repaired cracks will undermine the new layer. Resurfacing in cold weather can lead to premature deterioration, so the rule of thumb is to pave when temperatures are 50° F and above. Just because a lot is showing serious wear and tear and cracking, that doesn’t mean it needs to be replaced. Resurfacing is a great option to improve the condition of your lot without spending a lot of money.

Mill and Resurface
Resurfacing sometimes is not an option due to existing drainage patterns. When this is an issue milling and resurfacing may be a viable choice. Milling the surface involves the removal of the top layer of asphalt (usually 1” to 1.5”). Once the asphalt is removed, it is then replaced with a new layer of asphalt. Though this is one of the more expensive repairs, the quality of the final product and the service life can rival that of a new parking lot.

When It’s Time to Replace
Sometimes, a parking lot is beyond the point where even resurfacing will help. The answer to whether you should repair or replace essentially comes down to the condition of the lot’s base. Resurfacing is only as good as the surface it is layered on top of. If your parking lot is failing due to an underlying design, structural, sub-soil, or construction issue, none of the resurfacing options listed above will solve the problem in the long term. Though the parking lot will initially look better, the “repair” will be short-lived.

If a parking lot is approaching 20 years of age, or if 25-35% of the total surface area is in need of removal due to significant damage, it is generally more economical and effective to completely reconstruct the parking lot. With proper maintenance, your new lot can last another 20 – 30 years.

Proper evaluation and recommendations are critical to avoid any financial missteps in getting your parking lot back on-line.

Article Source: https://www.gleassociates.com/repair-or-replace-what-to-do-about-your-aging-asphalt-parking-lot/

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Asphalt Maintenance: Asphalt Cut and Patch

The Renew Asphalt Maintenance team goes to work patching this driveway after a difficult winter. Watch as the team cuts, clears, and replaces the crumbling asphalt.

Why Landscaping Experts Recommend Asphalt Sealcoating

Creating a driveway on your property is important to help you protect your lawns. However, when creating driveways or pathways, it is imperative that you make use of durable materials like asphalt.

As of now, asphalt driveways and pathways are very popular. However, there are cases when homeowners may notice unsightly issues. Thus, landscaping experts recommend homeowners to opt for asphalt sealcoating. With this solution, homeowners can obtain wonderful features that can benefit them. Below are some of the following.

To prevent small cracks

One of the reasons why landscaping experts recommend asphalt sealcoating is to prevent small cracks. Cracks on asphalt are caused by numerous factors. These include moisture, ground movements and erosion, excessive weight as well as improper installation. Fortunately, cracks can be eliminated by using sealcoating. This solution can also hide patches and rough areas.

To reduce damages caused by chemicals

The next reason why landscaping experts recommend asphalt sealcoating is to reduce damages caused by chemicals. This is possible since asphalt sealcoating fills surface voids, which reduces exposure to oxygen and UV rays and reduces the depth to which oil or gas can penetrate the asphalt. Other than that, sealcoating can also prevent oxidation and erosion of the top layer and replaces fine particles lost from the asphalt surface due to oxidation on older pavements. And, it also resists gas, diesel fuel, oil, salt and chemical penetration which will break down the bond between the aggregate and the liquid asphalt.

To eliminate water damage

Using asphalt sealcoating can also help homeowners eliminate water damage. Water can easily damage asphalt since it enters the asphalt. Because of this, moisture can be formed which can affect the quality and reliability of asphalt. By using sealcoating, you can prevent water from entering the asphalt since it can protect the surface properly.

To improve aesthetics

With the use of sealcoating homeowners can also improve the aesthetics of their asphalt. Due to aging, the color of the asphalt fades. However, sealcoating can protect its color since this solution is dark and black colored when applied.

To reduce maintenance costs

Finally, landscaping experts can also reduce their maintenance costs when using sealcoating. When it comes to repairs, asphalt repairs can be expensive since you need to hire specialists in order to properly remove cracks and other asphalt issues. On the other hand, sealcoating can easily leave a smooth, clean surface ideal for sweeping, which lowers cleaning costs and for a driveway and gives your entrance a fresh and new look.

These are only some of the benefits that homeowners can obtain when investing in sealcoating solutions from reliable landscaping experts.

Article Source: http://EzineArticles.com/expert/Johnny_Carlino/1802518

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Vaca Vet Striping Services: Grading & Excavating

http://vacavetstriping.com

If you’re looking to increase your property value and curb appeal by dressing up your driveway, fixing an irritating drainage problem, enhancing the aesthetics via site grading we got you covered!

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.

The Importance of Parking Lot Line Painting and Pavement Marking

In business today it's important to be professional. This includes the upkeep of property maintenance inside and outside of the business. Parking lot line painting is one of the most important aspects of external property maintenance and this article explains three excellent reasons why.

1) Appearance

The parking lot of a business acts as a welcome mat for customers and can often act as a first impression to new clients. If the parking lot pavement markings are worn and barely visible it may give the impression to some clients that the owners are irresponsible or that they don't care about the way their property looks. Parking lots simply look better with a fresh coat of high grade traffic paint on the stall lines, handicap symbols, arrows, speed bumps and any other pavement markings the lot might have. When line painting is done it allows that mat to say "welcome" again.

2) Parking Organization

If there is no visible lines to indicate parking spaces in a parking lot, people will park anywhere and everywhere they can fit their vehicle. This is not good since it increases the chance of people getting boxed in and unable to get out of the lot. When parked vehicles are in disarray it can also increase the chance of dings and scratches to vehicles if navigation around the lot is tight and difficult. Parking stalls and drive lanes have regulated sizes for these reasons and a nicely painted lot keeps the parked traffic organized and moving vehicles can be driven through the area safely and easily.

3) Space Maximization

I can't count the number of times I've seen 20 vehicles in a "full" parking lot that could easily fit 24 or 25 automobiles if it had been given the correct line painting job done. It doesn't seem like much but let's say it's a restaurant that averages $50.00 per bill. That adds up to about $200.00 - $250.00 in revenue. This to me would be the most frustrating parking problem for the business owner since most of the time if people can't park at the establishment, they don't shop there either. Painting proper stall lines allows optimal space maximization that fits as many vehicles as the parking lot can safely manage.

These are three basic problems that can be easily avoided if the correct pavement markings are applied to the lot. As long as parking lot line painting is done by professionals it can be one of the quickest and effective aspects of external property maintenance.

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

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Protect Your Parking Investment!

Asphalt Maintenance

Asphalt pavement is commonly used on many different projects. It is a popular material due to its cost-effectiveness, durability, ease of implementation and is great at withstanding heavy loads. It can be used for walkways, driveways, parking lots and complete roadways. Many may not know that asphalt does require inspections and routine maintenance for long life. Common asphalt maintenance procedures are as follows:

Asphalt Maintenance Facts

Asphalt has a long life span as long as proper maintenance is performed. Asphalt deterioration begins as soon as the freshly laid asphalt begins to cool. Oil, sun oxidation, salt, water penetration, weather all affect the life span.

Asphalt Repair and Patching

Patching is a frequently used repair technique for imperfections such as potholes. Potholes can be formed by the freezing and thawing of water in unsealed or improperly sealed cracks. As the ice forms, it expands and damages the surrounding asphalt leaving voids and thus a pothole is born. The process of replacing the asphalt depends on the affected area and the seasonal conditions.

Asphalt Resurfacing or Overlaying

In some cases, it can be more cost effective to resurface or overlay the asphalt. Good candidates for resurfacing are low spots, large sections of interconnecting cracks. This process is unique to each job and can consist of leveling of low spots, grinding off uneven surfaces, adjusting drainage paths and other details pertaining to the specific problem.

Asphalt Removal and Replacement

Without ongoing maintenance, asphalt surfaces can degrade until the only option is a replacement. Proper procedures must be followed to ensure the repair and replacement surface last. Cost varies depending on the job.

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

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Why Asphalt Crack Repair Can Benefit Property Managers

Whether you manage a property for an individual or a corporation, your performance will be judged on many factors. Many of these factors depend on the type of property you manage, but one element transcends all property types: Are you helping the owner maximize profits by protecting the property’s assets? Although these assets vary, virtually all commercial properties have a parking lot that represents a significant investment. If you are not ensuring timely asphalt crack repairs for your asphalt parking lot, you could be jeopardizing that investment.

Why Asphalt Crack Repair Can Benefit Property Managers

How Does Crack Repair Help Protect an Investment in Asphalt Pavement?
Contractors build an asphalt pavement by constructing and compacting a stable foundation to support the weight of the pavement as well as the traffic that the roadway will bear. The foundation is a critical part of the pavement’s longevity. If the foundation becomes unstable, voids can develop that allow the pavement to subside. These voids can lead to the formation of potholes, large cracks, and alligator cracking. The leading cause of an unstable foundation is damage from water that leaked through cracks in the pavement. In most instances, an economical asphalt crack repair can prevent water penetration, averting costlier repairs and the premature demise of the pavement.

How Do Contractors Repair Cracks in Asphalt Pavement?
There are two basic methods that asphalt contractors can use to repair cracks. The method chosen depends on the nature of the crack. Both methods require the contractor to clean out the crack before introducing the repair material.

• Asphalt crack filling is the introduction of a fill material into the crack. Asphalt crack filler is somewhat rigid, so it is typically used for inactive cracks that will not continue to grow. Most block cracks and edge cracks are inactive, making them good candidates for asphalt crack filling. Some longitudinal cracks are also inactive, but most contractors prefer to use asphalt crack sealing for all longitudinal cracks.
• Asphalt crack sealing is often used for cracks that are less than an inch wide. As the name implies, this method seals the crack, preventing water and dirt from entering. Crack sealants are preferable for active cracks. Active cracks will continue to expand, but sealants are flexible enough to move with the pavement without breaking their bond. As a general rule, all transverse cracks will require sealing rather than filling. Some longitudinal, cold-joint and reflective cracks will also require the use of a sealant rather than an asphalt crack filler.

When Should Cracks Be Repaired?
Once a crack develops, you want to repair it as soon as possible. The problem is that you cannot restore a crack if you do not know it exists. A thorough visual inspection of your pavement every few months can help you identify issues, but you might want to consider asking your contractor whether he offers an asphalt maintenance program. Choose a program that provides a professional inspection at least once a year; it would be better to have an inspection in the spring and another one in the fall. The following tips can also help you protect your asphalt pavement.

• Hire a professional to apply sealant periodically. Sealcoating offers excellent protection against the sun and automotive fluids, but it is not a permanent treatment.
• Keep drains clean so that they can carry runoff safely away from your pavement. A clogged drain can force water underneath the surrounding pavement, leading to cracks and foundation damage.
• Keep your pavement clean. Remove trash, dead leaves, grass clippings, and other debris. Clean oil and other automotive fluids that may have leaked onto the pavement; they can soften your asphalt pavement, leaving it more vulnerable to damage.

Article Source: https://www.alphapavingtexas.com/faq/why-asphalt-crack-repair-can-benefit-property-managers/

All of the Benefits of Sealcoating Asphalt Pavement

Here's why that driveway sealer project shouldn't be at the bottom of your to-do list.

For new homeowners who aren't familiar, sealcoat (or pavement sealer) is a liquid coating mixture that's usually applied to asphalt-based pavement. When moving into your new house, fixing the driveway might not be high on your list of priorities. In fact, you might even be asking yourself: Is sealcoating really necessary for my home?

If you’ve made an investment by purchasing a house, you want to take great care of it, right? You spend hours picking the perfect colors to match your sheets, and every Sunday you bring out the vacuum to suck dirt and debris. You might even spend money trimming your trees and bushes to keep them looking lovely.

When you think about it, your driveway takes up much of your front yard. A cracked, dirty, and faded driveway just doesn’t match with clean, polished cars. Here are some reasons why you should invest in a sealcoat for your driveway.

1. Maintain its Appearance
Your driveway takes up space. It’s where cars are parked and where children play during the sweltering summer months. If it isn’t well-maintained, it can have a detrimental effect on your house’s appearance. Asphalt driveways are prone to cracking, fading, and other signs of distress. It doesn’t look good to anyone! Cracks in the asphalt can even lead to accidents.

A sealcoat sits on top of a driveway and acts as a barrier for it. Its deep black color looks regal and strong. The coat prevents water, car fluids, water, the sun, salt, and other chemicals from warping the color or eating away at the driveway. And a sealcoat will prevent weeds from growing in the asphalt. That means no more getting down on hands and knees just to clean those irritating weeds!

New sealcoat, when applied, looks bold and dark. It improves the appearance of both new and old asphalt, adding a pop of vibrancy to your house that you may not have expected.

2. Prevent Cracks
Sometimes, your new home comes with cracks in the pavement. You might be inclined to think, “Well, the previous owner seemed just fine with these cracks. The driveway looks good enough.” Don’t settle for mediocrity—you deserve the best!

Water that seeps into the base material can cause small cracks to widen. Sealcoating your driveway properly will prevent that. Any minor cracks and rough patches can be smoothed over, and if there's any dirt on your driveway, the rain can easily wash it away. That's because sealcoat is a non-porous, smooth surface.

3. Protect the Asphalt
The sun can burn our skin, but did you know it can also harm your driveway? Surface voids on asphalt can absorb oxygen and UV rays. The radiation from the sun can warp the asphalt and cause the color to fade quickly. On top of that, pockets of surface void allow oil or gas to penetrate.

Chemical spills can also worsen your driveway's condition. With a thick layer of sealcoat, you'll be able to prevent (or at the very least, minimize) the harmful effects of spills and the sun. By lowering the rate of water absorption (the water will run right off), sealcoating minimizes the risks of damage due to water, snow, and freezing. There are many things that can destroy your driveway: gas, diesel fuel, salt, chemicals, oil, and ice. It's better to prevent these from attacking your driveway so that you won't have to risk costly damage control.

4. It's Strong
Sealcoat helps attract heat from sunlight and becomes more pliable when hot. Instead of the asphalt cracking at high temperatures, the sealcoat will mold to shape. If you have guests over, the asphalt won’t waver under the combined weight of the cars. That’s because the sealcoat will be there to protect it.

5. It Saves Money
Sealcoating can be done as a weekend DIY project, or you can hire someone to do it for you. A DIY sealcoat project should cost about $50 to $200. It all depends on the size of your driveway. On the other hand, hiring a professional is probably safer. It would cost about $200 to $500. If you choose to hire a company or a person, you can be assured that they'll be more familiar with good products. Different products work better in certain areas (because of the temperature and climate), and a professional will know which sealants are best avoided.

Whether you choose to do it yourself or hire someone else, sealcoating your driveway is far cheaper than spending hundreds of dollars trying to repair or even replace your driveway's asphalt!

If you allow moisture to seep into the driveway, you might not notice at first. But after weeks, the quickened deterioration will begin to show as your asphalt becomes more and more distressed. It’s much easier to prevent the issues instead of scrambling to find someone who can quickly fix the asphalt! Just make sure that you wait 90 days after setting a new asphalt driveway to apply the sealcoat.

Article Source: https://housetipster.com/housetips/1151/5-benefits-of-sealcoating-asphalt-pavement