Key Takeaways:

1. Alligator cracking is an asphalt surface damage that looks like the scales of an alligator and manifests in four-sided blocks.
2. It is caused by water erosion on a compromised foundation resulting from freezing temperatures or traffic load.
3. Alligator cracks can reduce traffic safety and aesthetics and cause further damage to asphalt surfaces, creating liability risks and expensive repairs.
4. Preventive measures are needed to prevent alligator cracking. If it has already occurred, then removal & replacement may be necessary.

Have you ever come across cracks on a long stretch of asphalt resembling the reptilian scales of an alligator? If so, you may have encountered “alligatored” or gravelly asphalt—the rightful namesake for its intimidating appearance. With puddles forming atop sunken patches and waves of gravel shifting beneath tires, you should not take this damage lightly.

As we enter the summer months, what might initially seem like a simple blacktop surface could be one chock full of problems threatening your parking lot. But how troublesome can alligatored asphalt be for your business?

Read on as Paved Assets explores underlying issues relating to said condition — including potential danger signs, warning indicators, and preventative solutions!

Alligator Cracks – An Overview

Also known as fatigue or crocodile cracking, the damage resembles an alligator’s scales on an asphalt surface. These cracks manifest in the form of four-sided blocks that are interconnected & irregularly shaped; sometimes, they have three sides but usually more than four.

Without repair, alligator cracking can rapidly lead to the requirement for costly repairs. It is often necessary to completely remove and repave the asphalt as cracks continually propagate, demolishing entire surfaces within a brief period.

How Do Alligator Cracks Take Place?

Minor asphalt cracks are a telltale sign of underlying issues that have yet to be unearthed. Asphalt is required to be installed with a stable, compacted base that can bear heavy vehicle loads. When this base becomes compromised due to lack of maintenance, excess loading, etc., the pavement develops fissures that let in surface runoff.

With time, freeze-thaw damage might take place, further propagating the cracks across commercial asphalt. Soon, you might have unsightly potholes with a penchant for disaster.

Cracks also lead to water seeping under the pavement foundation, resulting in stripping, depressions, or upheavals – depending on the season. If it’s winter, that frozen water in the cracks melts away again, and more erosion follows; with no further support from beneath them, asphalt surfaces begin to crack & sink under the pressure of passing vehicles.

When asphalt’s structural integrity is compromised, the leading perpetrator is usually water. To prevent further damage and decay, cracks or potholes must be attended to immediately; otherwise, rainwater runoff, melting snow, etc., can seep into the foundation beneath it. Don’t let your commercial pavement suffer—repair these small issues promptly!

Also Read: 7 Benefits Of Hiring A Professional Commercial Pavement Maintenance Company

Hazards Caused by Alligator Cracking

Well, now that we all know the origin story of alligator cracks, let’s look at the troubles and hazards they can cause.

1. Reduced Traffic Safety:

Alligatored asphalt makes it difficult for vehicles to navigate the pavement, making driving more difficult and dangerous. If you’re a commercial facility lot manager, a cracked parking lot pavement can put your customers – and your revenue – at risk!

2. Poor Aesthetics:

Ah, alligator cracks don’t look all that appealing – and you can easily spot them from a distance. Such severe cracking will significantly reduce the curb appeal of your asphalt, making them less attractive to customers or passersby.

3. Further Damage to Your Asphalt Surfaces:

Alligatoring is an indication of further underlying damage to your commercial asphalt surface. If alligator cracks are left untreated, the base layer can deteriorate quickly, causing more alligator cracking in different areas – possibly potholes or sinkholes!

4. Liability Risks:

If alligator cracks are left untreated, and someone trips over them, you could be liable for any injuries or damages. To avoid this potential risk and the accompanying costs, it’s important to repair alligator cracking in asphalt as soon as possible.

5. Expensive Repairs:

When alligator cracks develop, it’s important to repair them quickly before the damage spreads and becomes more costly. The cost of alligator cracking repairs depends on how extensive the damage is.

Nipping The Alligator Cracks in The Bud

The best way to protect against alligator cracking is through preventive measures. Establishing a consistent pavement maintenance program that promptly repairs small cracks and maintains seal coating can help prevent this condition from occurring. Unfortunately, suppose the asphalt has already cracked like an alligator’s hide. In that case, the only real solution is to remove it, repair any underlying damage and install new asphalt.

While temporary fixes can provide short-term relief, they cannot guarantee long-lasting success. Therefore, scheduling a “remove and replace” operation is wise to resolve your asphalt issues most efficiently.

An asphalt parking lot can last for over a decade but inevitably will develop cracks & potholes from a lack of maintenance. Finding an appropriate asphalt mixture that meets your demands and budget is essential. Additionally, you must determine if you will enlist a professional’s help nearby or attempt the repair job yourself.

If you have a comprehensive maintenance budget, scheduling repairs can be easy. You need to secure quotes from a reliable commercial paving contractor to know the labor, materials & miscellaneous costs involved.

Here’s How Paved Assets Can Help!

Paved Assets, based in Raleigh, serves all areas across North Carolina, provides asphalt maintenance services, including alligator crack repairs.

To ensure the longevity of your commercial asphalt, we use only environmentally safe seal coats of the highest quality. Firstly, to prepare for coating, we conduct a comprehensive clearing process, including sweeping and blowing off dirt, debris, or vegetation from your asphalt. We then fill in cracks and repair potholes before applying our seal coat.

Our company’s core is an understanding that consistent seal coating preserves asphalt pavement. Accordingly, we have a team of experts ready to ensure you stay within your budget and timeframe when creating a tailored seal coating schedule.

Get a free estimate!

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Key Takeaways:

• Claims such as slip and fall can be the most expensive liability claims.
• Car accidents caused by potholes and trip hazards can lead to negligence claims against the owner of a parking lot.
• To avoid liability risks, parking lots must comply with ADA standards.
• Staying up-to-date with parking lot maintenance can free you from trip hazards, potholes, or other asphalt damages.
• A professional asphalt paving contractor can identify potentially dangerous potholes before they become a severe problem.

Maintaining a safe and efficient parking lot is an essential responsibility for any property owner in Durham, NC. From minimizing trip hazards to ensuring optimal navigation and accessibility, the basic upkeep of your lot can make all the difference between providing visitors with a comfortable experience and creating potential liability issues.

Potholes and typical parking lot damages can be major safety hazards for drivers, pedestrians, and cyclists. The recent incident in Durham, where a bicyclist took a hard fall swerving around potholes and severely injuring his face, neck, jaw, wrists, and back, is a stark reminder of why it’s crucial to prioritize parking lot repair and maintenance. Additionally, if someone gets injured on your property due to negligence, you could be held liable for any medical bills or other financial damages incurred as a result.

Fortunately, a professional asphalt paving contractor can resolve any pavement-related issues to ensure safety.

Let’s discuss the necessary information about pothole repair so that you can guarantee accident-free conditions in your parking lot.

Parking Lot Liabilities

Claims such as slip and fall can be the most expensive liability claims. Keeping your asphalt in good condition is essential to avoid costly liabilities, as a damaged surface can create dangerous situations for visitors.

Aside from ADA compliances, you must also consider safety regulations and your professional reputation when ensuring that your parking lot is protected against liability risks. It’s essential to carry out regular maintenance and repair any asphalt damage at the earliest to avoid accidents.

Car accidents caused by potholes and trip hazards can lead to negligence claims against the owner of a parking lot. These are expensive, time-consuming, and can cause further damage to your professional reputation.

That’s why you must ensure your parking lot is secure, free from potholes or other asphalt damage, and meets all ADA compliance requirements.

What Are the ADA Compliances for Parking Lots?

To avoid liability risks, parking lots must comply with ADA standards. These are as follows:

• Parking lots should provide easy access to wheelchair users and those with other mobility impairments. This includes wide asphalt pathways and ramps, proper signage indicating the location of accessible spaces, and curb cuts or level surfaces at intersections.
• The asphalt surface should be smooth enough for wheelchairs but free from trip hazards such as cracks and holes.
• There should be adequate, accessible parking spots that meet the required size specifications for wider vehicles and van lifts.

Reasons to Consider Parking Lot Maintenance

Saves Costs in the Long-Term

Parking lot TLC is an effective way to decrease liability costs that come with personal injury lawsuits. Regular asphalt repairs, asphalt seal coating, and asphalt crack repair can prevent accidents before they happen and protect the owner’s assets in case of a lawsuit.

Prevents Damage

Major asphalt issues such as potholes and trip hazards can create dangerous situations for people visiting your business or property. Timely asphalt repairs help reduce potential liabilities from personal injuries. It also prevents minor repairs from becoming more expensive over time due to a lack of maintenance.

Improves Aesthetics

Parking lot maintenance improves curb appeal making it more inviting for customers or visitors. This can be accomplished through regular asphalt seal coating, asphalt patching, and asphalt resurfacing.

Here’s some more information about the importance of seal coating.

Meets ADA Compliances

ADA compliances are essential to ensure a parking lot is up to legal standards. Potential liabilities may arise if the parking lot does not meet legal requirements for handicapped parking spaces and other regulations by ADA.

Hiring an asphalt paving contractor specializing in asphalt maintenance can help keep your parking lot up to code and comply with local laws.

Reduces Liability

Parking lot safety is paramount for any business. Staying up-to-date with parking lot maintenance can free you from trip hazards, potholes, or other asphalt damages, reducing liability in case of a personal injury lawsuit.

Liability insurance costs can also be significantly reduced when parking lots are adequately maintained to identify damages before they become hazardous.

Tips for Maintaining a Parking Lot

Clear Markings

Enhancing visibility with proper markings can help reduce parking lot accidents. Parking lots should be marked with pavement striping to guide drivers to the appropriate spaces.

Inspect Drainage Systems

Check them at least twice a year for any clogs or obstructions that could cause flooding in the parking lot area.

Remove Snow and Ice Promptly

Removing standing water or icy patches for those living in areas with cold winters is essential, as these can cause hazardous conditions in the parking lot.

Proper Lighting

Well-lit parking lots allow drivers and pedestrians to avoid tripping over unseen obstacles and be able to see where they are going. Check regularly whether lightbulbs need replacing or if new lighting solutions need installing.

Things to Consider Before Maintaining a Parking Lot for Potholes

Costs

The asphalt paving contractor you hire will need to be paid, and depending on the size of your parking lot, this can become expensive. Make sure you know all costs before starting any maintenance work.

ADA Compliance

The Americans with Disabilities Act (ADA) states that public parking lots must adhere to specific regulations. These include having designated handicapped parking and expansive spaces than regular ones. A professional contractor can make sure your parking lot is ADA-compliant.

Time

Maintaining a parking lot requires time-consuming processes such as sealing asphalt cracks or patching potholes. Make sure you factor in the time it will take to complete the job when deciding whom to hire.

Reasons to Hire a Professional Asphalt Paving Contractor

Quality Materials

A professional asphalt paving contractor has access to high-quality asphalt and other materials, ensuring that your parking lot will be durable and long-lasting. They also possess the specialized skills necessary to complete the job efficiently and correctly.

Safety

The safety of your customers is paramount when it comes to keeping your parking lot liability-free. A professional asphalt paving contractor can identify any trip hazards or potentially dangerous potholes before they become a problem so you can prevent them from happening in the first place.

Costs

The cost of hiring a professional contractor may seem costly at first. But asphalt pavements can last up to 25 years with proper care and maintenance, so you’ll essentially be investing in your business for the long term.

All in all, keeping a parking lot liability-free should be a priority for any business. Even the smallest pothole or trip hazard can lead to serious personal injury and costly legal fees.

By addressing potential hazards, you can ensure your parking lot is up to code, and by taking the necessary steps, you can protect yourself and your visitors.

Paved Assets offers a comprehensive range of asphalt-related services in Durham, NC. If you’re looking for seal coating, crack filling, line stripping, or pothole repair services, get a free estimate today!

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One of the first things people notice at your house is the driveway, so make a good impression by keeping it in pristine condition. Asphalt is known to make your driveway smoother, quieter, and more attractive! And to get the most out of your asphalt driveway, you should properly care for and maintain it. Cognizant of that, our asphalt experts have come up with these handy tips to help you maintain your asphalt driveway to increase its longevity. Keep reading to learn more, and contact us if you’d want to professionally install, effectively maintain, and properly repair your asphalt driveway!

Key Takeaways:

• Sealcoating is an excellent way to minimize damage to your asphalt driveway.
• Water is an enemy of asphalt- in fact, standing water can quickly create potholes and cracks, exponentially contributing to further asphalt damage. 
•  Cleaning and removing dirt, rocks, and debris from your driveway will ensure it remains in good condition and boost its lifespan. 
• When you notice holes and cracks, contact an asphalt contractor to fill them and extend your asphalt driveway lifespan. 

The Importance of Maintaining Your Asphalt Driveway

Due to its ease of maintenance and durability, asphalt is a popular choice for driveways. Nonetheless, an asphalt driveway can crack, fade, or get potholes if not properly maintained. In fact, most issues with an asphalt driveway are often due to corrosion, cracking, surface depression, and puddle formation. Moisture, oil, and UV rays can create cracks and degrade your driveway. As such, you need to take the necessary steps to maintain your asphalt driveway to enhance its visual appearance, preserve its integrity, and protect your investment. 

5 Tips for Maintaining Your Asphalt Driveway

If you’re looking to ensure your asphalt driveway remains functional and aesthetically pleasing for years down the line, here are tips that’ll help protect your investment:

Clean The Asphalt Driveway Regularly

A good rule of thumb is to clean your asphalt at least once a month. But if your driveway receives a lot of traffic, you may need to consider sweeping it at least every week. Vehicles will bring gravel and other debris into your driveway. And if the gravel isn’t cleaned away, it can cause damage. For instance, leaves and other debris can leave stains on the driveway, while slick spots can become slipping hazards. To wash asphalt, you need to use an asphalt-safe cleaning solution that removes chemicals, dirt, and grease. 

Essential Note: A professional can advise you on how often you should wash your asphalt and how to do it to enhance its longevity. 

Repair Cracks

Asphalt driveways are known to be tough and long-lasting. However, they can be damaged over time. Natural elements, including hail and heavy rains, and blown items blown over in the wind, can cause cracks in the asphalt surface. In fact, holes and cracks in driveways are common, particularly if maintenance has been overlooked or neglected. But you need to pay attention to the driveway and fill cracks to prevent them from expanding. Take note of where every hairline fracture occurs during your visual inspection, and fill them to extend the life of your asphalt driveway. 

Prevent and Remove Gasoline and Oil Spills

Asphalt is an oil-based material. As such, if you have oil or gasoline spills, it means those liquids will dissolve the surface of the asphalt driveway. And over time, you’ll see deterioration if you don’t take the necessary maintenance steps. The ideal recourse is to avoid spilling oil and gasoline on your driveway. However, if spills or leaking happens, you should attend to them immediately. Use absorbent materials to clean up spills thoroughly and minimize damage. Avoid using de-icing agents or salts that have a chemical base. That’s because they’re highly corrosive and will damage your asphalt driveway. Instead, consider rock salt or potassium chloride, which are both safe de-icing agents for your surface. 

Prevent and Eliminate Stagnant Water

Water is a major enemy of asphalt. When rain falls, gardening activities happen, snow accumulates, and standing water is often the residual effect. Unfortunately, standing water is detrimental to your asphalt driveway’s integrity. And if you don’t address the issue, the stagnant water can result in potholes and cracking. These issues will contribute to additional financial damages. Hence, you need to have proper damage. 

During installation, ensure that the asphalt contractors have installed proper drainage to prevent standing water from creating disasters. For instance, they can grade your asphalt driveway away from your home to prevent water from pooling at the edges and avoid low spots. 

Sealcoat When Necessary

Sealcoating differs from an overlay, a patching process for sizable potholes and cracks. Sealcoating, on the other hand, is the process of adding a waterproof, durable layer to the top of the asphalt. But a sealcoat does more than repel moisture, oil, and fuel- it helps protect the asphalt driveway from the UV rays (prolonged sun exposure speeds up damage to asphalt). Asphalt professionals recommend that you sealcoat your driveway every three to five years. Nevertheless, the frequency of replacement will depend on your driveway’s traffic volume, location, and other aspects. 

Maintain Your Asphalt Driveway!

You should never overlook properly maintaining your asphalt driveway. Otherwise, you may end up with costly repairs because the durability and integrity of your driveway become compromised. Instead, make this a priority, and if you have any questions about how to maintain your driveway, contact Paved Assets. We’re experts in asphalt installation, maintenance, and repairs!

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Your driveway is a feature of your home that’s noticed immediately by guests and potential homebuyers, making it incredibly essential to maintain and care for properly. So, if you’re a homeowner with an asphalt driveway, you may have been faced with the decision of whether you should sealcoat. While sealcoating comes with some costs, it’s an excellent preventive measure to maintain the appearance of your asphalt driveway, deter deterioration, and increase its overall lifespan. Keep reading to learn more about sealcoating the asphalt driveway!

Key Takeaways:

• If you notice issues such as crumbling areas, potholes, fluid stains, or cracks, it’s likely your driveway is experiencing pavement fatigue, and it’s time to take action to prevent further damage.
• Sealcoating provides a protective barrier against wear, elements, freezing, and car leaks that can cause serious damage and deterioration.
• A layer of sealcoating should be applied to the asphalt driveway every few years- ideally between two to three years.

Why Should You Sealcoat Your Driveway?

While asphalt has impressive adhesive and waterproofing capabilities, it tends to break down over time. Salt, water, and other elements impact asphalt’s overall structure causing your driveway to lose its binding and waterproofing abilities. If you notice cracking, a change of color, potholes, or any other wear and tear, it’s likely time for maintenance. Sealcoating the asphalt driveway provides a barrier between harmful compounds, hence prolonging deterioration and enhancing the lifespan of the driveway. The benefits of Sealcoating include:

Improved Appearance

Sealcoating lays down a thin layer of asphalt that hardens and preserves the black color of the original asphalt. Without sealcoating, sun and weather damage eventually wear down the top layer and turn the signature black look into a worn gray. With sealcoating, the asphalt driveway will continue looking new.

Protection

Sealcoating prevents chemicals and water from entering small cracks in the surface, wearing down the asphalt and the base beneath it. It also protects asphalt against harsh weather. The sun’s UV rays can penetrate asphalt and weaken it. Sealcoating protects the asphalt driveway from these harmful rays.

Deep Maintenance

Sealcoating allows new oil to seep into the asphalt, keeping it flexible. Flexible asphalt resists the effects of fluctuating temperatures better- it can expand when heated by the sun and contract in cold weather. As such, sealcoating is a crucial maintenance step that shouldn’t be missed.

Smooth Surface

Sealcoating maintains a smooth surface that makes it ideal for sweeping and cleaning. When you can keep your asphalt clean, it prevents chemicals and dirt from collecting on top and harming the surface.

Steps for Sealcoating the Asphalt Driveway

Here are steps to sealcoat the driveway:

• Prep the Area: Remove the grass overhanging the edges of the surface. Also, sweep the surface clean with a push brush and use a stiff-bristled brush to clean any oil and gas stains.
• Fill in Cracks and Depressions: Using patching compounds to fill in large cracks or depressions in the asphalt driveway.
• Apply the Sealant: Beginning in one corner, pour some of the sealer on the surface. You should apply the sealant in thin, overlapping coats with a long-handled application brush or squeegee. Keep in mind that putting on a thicker layer of sealant will not offer additional protection, so you may want to leave the sealant application to the experts.
• Allow Sealant to Dry: Drying time for sealant is a minimum of 24 hours, during which time you shouldn’t allow traffic of any kind on the surface.

How to Take Care of a Newly Sealed Driveway

After sealing the asphalt driveway, the maintenance starts. Seedpods, leaves, and pine needles will collect on the surface, and hence you should sweep them away with a broom. Keep watch for any gas or oil puddles, and clean them as soon as you notice them.

Besides that, you’ll need to reseal the driveway every one to three years. Take a look and see how your driveway is aging and if you see the color of individual stones that make up the driveway, it could probably use another coat.

Common Sealcoating Mistakes to Avoid

Applying Sealant Too Early

You should wait the appropriate amount of time before sealing your asphalt driveway. Experts recommend waiting approximately six months after the asphalt installation before sealing it. That’s because your driveway needs enough time to cure and harden properly.

Sealing Over Damage

It’s vital to repair any holes and cracks in the driveway before sealing it. Moreover, if your driveway is uneven, you should have a professional level it out before applying the sealant.

Sealing Too Often

You should avoid sealing the driveway too often. That means low-trafficked spaces should get sealing at least every two to three years, and high-trafficked areas should get it every year. Note that if you seal the driveway too often, you risk getting a build-up of sealant on the driveway that can crack and peel.

Enlisting the Wrong Professionals

It’s wise to hire an expert to sealcoat the driveway. But ensure that you hire the right pro for the job. Keep in mind that low prices don’t always mean they’re the best person to work with. So, when enlisting someone to seal your driveway, collect a few quotes and get references to ensure that the professionals you hire know what they’re doing, and can do it well.

Sealcoating Your Driveway? Ask the Experts!

Sealcoating protects and defends your driveway surfaces and brings their lifespans up into decades rather than years. And while doing your own asphalt sealing might seem cost-effective, it could cost you more time and money. Besides, choosing the right asphalt-sealing materials and equipment for your driveway can be challenging. That’s why it’s crucial that sealcoating be left to the professionals. If you’re considering sealcoating your asphalt driveway, consult our experts. We’ve been offering sealcoating services to our clients for years, and we’d love to do the same for you. Call us today!

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In any asphalt sealcoating process, there are two major choices for asphalt sealer- asphalt emulsion and coat tar sealers. The look and the finished product may appear similar, but are they? There are significant differences between the two and you’ll want to know what they are before your next asphalt sealing project. Coal tar has been deemed the industry standard for decades, but did you know that it can cause several health conditions? Did you know there’s a safer and eco-friendlier alternative? Because there is- asphalt emulsion. Keep reading to learn more about which is better between asphalt emulsion and coal tar sealcoating!

Key Takeaways:

• While it offers considerable pavement protection, coal tar-based sealcoating is being phased out due to its high environmental and health-related risks. 
• Asphalt emulsion is environmentally friendly since it produces few to no hydrocarbon emissions.
• By applying an asphalt emulsion sealcoat, you can extend the lifespan of your pavement and lower the need for costly repairs.

What’s Sealcoating and Why Is It Important?

Sealcoating is a pavement maintenance technique that involves layering or spraying a protective layer onto the pavement to prevent damage. With careful application of sealcoating materials, you can maximize the life span of your pavements while keeping them aesthetically pleasing. Here’s why sealcoating is essential to your pavement:

Protection against Weather Elements

Sealcoats act as a protective barrier shielding asphalt from the harmful effects of UV rays, rain, and snow. They also help prevent water from penetrating the surface of the asphalt, which can cause it to expand and contract with temperature changes, leading to cracks and other forms of damage.

Protection against Heavy Traffic

Regular sealcoating is critical for commercial parking lots, where heavy vehicles and high traffic volumes can cause significant weathering & pitting on the pavement. Investing in sealcoating enables you to save money on repairs and ensure your lot remains safe and attractive.

Pavement Maintenance

Over time, exposure to the elements and vehicle traffic can cause asphalt to deteriorate, resulting in cracks, potholes, and other forms of damage. By applying a sealcoat, you can extend the lifespan of your pavement and avoid costly repairs.

Related: 8 Sealcoating Facts Every Asphalt Pavement Owner Should Remember.

Types of Sealcoats for Commercial Application

There are two main sealcoats for commercial application: asphalt emulsion and coal tar application. 

Asphalt Emulsion Sealcoating

Asphalt emulsion consists of asphalt, water, and a small quantity of an emulsifying agent. These components are inserted into a colloid mill machine, where asphalt is broken into tiny droplets. The emulsifier is a substance that helps keep asphalt droplets suspended and controls how long the suspension remains stable. This creates a liquid substance with variable consistency. 

The Pros of Asphalt Emulsion

Here are the benefits of asphalt emulsion:

More Aesthetically Appealing

Coal tar only produces a dark gray color. But asphalt emulsion brings out the beauty of your property with its pitch-black color. 

Not as Toxic as Coal Tar Sealer

Coal tar sealers contain high concentrations of PAHs. These compounds are known to cause irritation and cancer. 

Better for the Environment

Asphalt emulsion isn’t hazardous to humans, aquatic, and wildlife. But you should ensure that you dispose of any excess product properly to prevent it from becoming a pollutant. 

The Cons of Asphalt Emulsion Sealcoating

Here are some drawbacks of asphalt emulsion sealcoating:

• Frequent Applications: It’s true that coal tar has an edge over asphalt when it comes to longevity.
• Temperatures: For best results, you need to apply asphalt emulsion when temperatures are over 55°F.

Coal Tar-Based Sealcoating

A coal tar-based sealcoat is made by mixing coal tar, water, and other additives to create a black, tar-like substance. Coal tar is a byproduct of the coal industry. It contains high levels of polycyclic aromatic hydrocarbons (PAHs), toxic chemicals linked to cancer and other health problems. It can also release toxic fumes and particles during application and drying and contaminate waterways and soil when it is eroded by rain or runoff.

Why are Coal Tar-Based Seals Being Phased Out?

Although it offers considerable pavement protection, its use has more problems than benefits. In fact, coal tar sealcoating, which has been widely used is now banned in some areas, such as North Carolina, due to its potential risks to human health and the environment. Some of the potential risks associated with coal tar include:

• Cancer: It contains high levels of polycyclic aromatic hydrocarbons (PAHs), which are toxic & carcinogenic chemicals that have been linked to cancer.
• Respiratory problems: Coal tar can release harmful volatile organic compounds (VOCs), fumes, and particles during application and drying, leading to respiratory issues such as coughing, headaches, irritation, wheezing, and shortness of breath.
• Water pollution: When coal tar is applied to a surface, rain, and runoff can wash away harmful chemicals and deposit them into nearby waterways, contaminating the water and harming aquatic life.
• Soil contamination: Coal tar runoff can seep into the soil and contaminate the surrounding area, potentially affecting nearby plants and animals.
• Air pollution: The fumes and particles released during the application and drying of coal tar can exacerbate air pollution, which can negatively impact human health and the environment.

Asphalt Emulsion vs. Coal Tar: Which’s Better?

When choosing between the two sealers, it’s essential to consider environmental impact, durability, and the specific needs of your asphalt pavement. Nonetheless, asphalt emulsions are more environmentally friendly than coal tar-based seals.

Need Pavement Sealcoating? Consult the Experts!

Are you looking for superior protection for your commercial pavement? How about a long-term solution protecting the surface from adverse weather conditions and harsh chemicals, such as deicers, oil spills, and more? Consider sealcoating your pavement with asphalt emulsion. 

At Paved Assets, we guarantee the highest quality and most eco-friendly sealcoats protecting your asphalt investments. We recognize the necessity of regular sealcoating to preserve asphalt pavement. Our experts will collaborate with you to develop a pavement maintenance plan that meets your financial constraints and timeline requirements. Get a free estimate now.

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Managing a commercial property comes with great responsibility of ensuring your tenants are comfortable both inside and outside of the building. That experience typically starts the moment they pull into the parking lot. In fact, access to high quality parking is one of the most fundamental needs of commercial buildings. From clearly marked lines to repairing potholes and cracks, keeping your parking lot well-maintained is a balancing act. And thanks to the services that well-constructed parking lots offer, businesses can strive for goals while giving vehicular access to employees and their clients. Keep reading to learn more about how parking lots are affecting your tenancy rate in your commercial property.

Key Takeaways: 

• Vacancy rates are up even at the top tier “Class A” space and what has been labeled “Trophy Towers.”
• Parking lots is an aspect that most tenants will consider before renting commercial space.
• Don’t settle for questionable parking lot design and installation by less experienced paving contractors when you can choose Paved Assets.

The Root Cause of High Vacancy Rate

Overshadowing the commercial property market is the lingering impact of office spaces left largely vacant with workers who were encouraged to work from home when COVID-19 hit. Office demand has been impacted by remote-working ad hybrid work, as well as corporate cost containment and economic uncertainty. In fact, the U.S. office vacancy has exceeded the peak vacancy rate during the 2008 financial crisis when it rose to 12.9%. Potential tenants continue to experience increased uncertainty as focus shifts from workplace strategy to macroeconomic conditions. 

The good news is that tenancy rates have been increasing in commercial buildings with high amenity projects, offering unique, differentiating experiences, such as excellent parking spots, instead of just a place to go to work. These high amenities are commanding top-of market rates leading to sustained rent growth. On the other hand, some office buildings will continue experiencing the decreased demand unless owners invest in their buildings to create something special to remain competitive. 

How Your Parking Lot Affects Your Tenancy Rate

The condition and quality of your parking lot significantly affects how tenants perceive your building, and if they choose to patronize it. Here’s how your parking lot can help increase your tenancy rate:

Improves Curb Appeal

One of the most overlooked aspects of commercial building curb appeal is the parking lot. But your parking lot influences potential clients’ perception of the businesses within. And if you’re leasing commercial space, the quality of the parking slot may sway potential tenants to sign a contract. Poor appearance might cause them to perceive your property as sloppy or unprofessional. On the other hand, a well-installed and maintained parking lot indicates a more reliable and better-managed property. 

Increased Safety

Parking lots play a significant role in enhancing safety for drivers and pedestrians. A poorly maintained lot with potholes and cracks can cause flat tires since the sharp debris can scratch and damage car tires. Besides, holes and fractures in the parking lot puts people in the building at risk of falling and injuring themselves. Conversely, clear parking lot lines ensure customers can navigate your parking lot safely and lower the risk of accidents.

Maximize Parking Space

As the tenancy rate increases, your parking lot should be able to accommodate that growth. However, if not well designed, your parking lot is likely to become disorganized and crowded. And if the customers can’t find a parking spot due to ground hazards, unclear pavement markings, or trash, they may become frustrated and take their business elsewhere. 

How to Make Your Commercial Parking Lot More Appealing

Incorporating better parking lot design will ensure you have a lot that looks nice and doesn’t frustrate your tenants or their clients. Here are a few aspects to consider when a new layout design for your parking lot is being created:

Efficient Traffic Flow

Have you ever visited a business and wondered, “who designed this parking lot?” That question is often related to confusing traffic flow. Turns and twists in a parking lot, ill-spaced spots signs, oddly angled spaces, or simply overall poor usage of available space are aspects in parking spots that tend to annoy everyone. So, how do you avoid creating a troublesome parking space in your commercial building? Simply consult our experienced paving contractors. We’re well versed in what works and what doesn’t when it comes to parking lots layout designs since we’ve seen it all. 

Accessibility

The law requires you to create handicap accessibility in your parking spaces. However, there are still ways you may get that parking design wrong, even when you’ve incorporated the right number of accessible spaces for your building. For example, inadequate curb cuts or ramps in the wrong places can make getting into the building a hassle for those people with mobility issues. So, consult your pavement contractor to determine your layout so that you don’t drive away a segment of your tenants’ clientele base or make some employees’ daily commute more challenging. 

The Right Paving Contractor

You may have realized that working with a skilled paving contractor is crucial to achieving the results you expect from your commercial parking lot. But not all paving contractors are devoted to doing their best work or customer satisfaction on every job. More so, other contractors don’t have expertise and equipment to handle large and complex paving projects. So, do your due diligence before enlisting a paving contractor. 

Need Help with Your Parking Lot? Consult the Experts!

Paved Assets can help you determine what works best and adjust strategies over time to meet your specific property’s needs. Our team of pros is well trained and highly-experienced and aims at ensuring you have the very best parking lot to safeguard your investment. We’ll help you plan ahead so you can manage cash flow and keep your tenants happy. Call us today to get a free parking lot assessment to ensure you get the most out of your parking space and commercial property.

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Key Takeaways:

1. Potholes are an eyesore and a headache for anyone trying to maintain the neatness of their asphalt parking lot or other commercial pavement.
2. They result from water seeping into the ground and then freezing and thawing seasonally, which causes the pavement to expand and contract beneath the surface, resulting in cracks.
3. Other factors contributing to pothole formation include heavy traffic, poor water drainage, lack of maintenance, etc.
4. Cold patch is typically made of a mixture of asphalt emulsion, aggregate (such as small stones or gravel), and other additives that help the material adhere to the pavement and resist damage.
5. HMA comprises aggregate (such as crushed stone, gravel, or sand) and asphalt binder (usually asphalt cement or emulsified asphalt).
6. For repair of smaller potholes, use a cold patch; for larger potholes, use HMA.

Potholes are an eyesore and a headache for anyone trying to maintain the neatness of their asphalt parking lot or other commercial pavement. You know what we mean – those pesky, deep crater-like holes in your asphalt that become unsightly and dangerous as they expand. Potholes can quickly ruin the pavement’s aesthetic value and functionality, making it unsafe for drivers and pedestrians on commercial parking lots, commercial driveways, parking decks, community lots (like apartment complexes), etc.

Potholes are a menace and cause billions of dollars in vehicle damage annually. Paved Assets will look at how to approach pothole repair on the commercial pavement.

The Factors That Contribute to Pothole Formation

Potholes result from water seeping into the ground and freezing and thawing seasonally. This repeated freezing and thawing action causes the pavement to expand and contract beneath the surface, resulting in cracks. Water flows through these cracks, weakening the pavement until a pothole forms.

Other than weather changes, other factors also contribute to their formation.

Heavy Traffic

Commercial pavement, such as parking lots, is more susceptible to potholes when heavy-duty vehicles go over them. Potholes can readily form over these surfaces when the surface already has cracks and holes.

Poor Water Drainage

Potholes are more likely to form when there is poor water drainage in the area. When the water accumulates, it weakens the pavement’s surface and can quickly lead to pothole formation.

Lack of Maintenance

Asphalt parking lots and other pavement without regular maintenance become more prone to pothole formation. Periodic seal coating and crack filling can prevent these surfaces from weakening over time, reducing the chances of potholes forming.

Pothole Repair – The Cold Patch VS. Hot Mix Asphalt (HMA) Debate

Before getting into the debate, let’s talk about how cold and hot patch repairs are performed.

Clod Patch Repair

Cold patch is a type of asphalt repair material that can quickly and easily repair potholes and other pavement damage. It is called a “cold” patch because it does not require heating or special equipment, unlike hot mix asphalt (HMA), which must be heated to a high temperature before it can be applied.

Cold patch is typically made of a mixture of asphalt emulsion, aggregate (such as small stones or gravel), and other additives that help the material adhere to the pavement and resist damage from traffic and weather. It is usually sold in bags or buckets and can be purchased at most hardware stores or home improvement centers.

Repair Process:

Repairing potholes with a cold patch is a relatively simple process, but it does require some preparation and attention to detail to ensure a long-lasting repair. Here are the steps you can follow:

1. Clean the pothole: Use a broom or air compressor to remove any debris, loose stones, or dirt from the pothole. This will help the cold patch material adhere better to the surface.
2. Fill the pothole: Pour the cold patch material into it, overfilling it slightly. Use a shovel or tamper to compact the material until it is level with the surrounding pavement.
3. Compact the cold patch: Use a hand tamper or mechanical compactor to compact the cold patch material further. The goal is to achieve a dense, even surface that will withstand traffic and weather.
4. Add more material if necessary: If the cold patch settles or sinks after compaction, add more material and repeat the compaction process until the surface is level.
5. Seal the edges: Apply a thin layer of the cold patch around the edges of the repair to seal it and prevent water from seeping. You can also use a liquid asphalt sealer for added protection.
6. Allow time to cure: Let the cold patch cure for at least 24 hours before allowing traffic on the repaired surface.

HMA Repair

HMA comprises aggregate (such as crushed stone, gravel, or sand) and asphalt binder (usually asphalt cement or emulsified asphalt). Other additives may also be added to the mix to improve the pavement’s durability, resistance to moisture, or other properties.

It is called a “hot mix” because it is heated to a high temperature (around 300 to 350 degrees Fahrenheit) before it is applied to make it easier to spread and compact.

The production of HMA usually involves mixing the aggregate and binder at a hot mix asphalt plant, where the mixture is heated and blended to the desired consistency. The mixture is then transported to the job site in trucks and applied to the pavement using specialized equipment, such as a paver machine.

Repair Process:

Repairing potholes using Hot Mix Asphalt (HMA) is a more involved process than using cold patch material. HMA requires specialized equipment and expertise. Here are the steps to follow when repairing potholes with HMA:

1. Clean the pothole: Use a broom or air compressor to remove any debris, loose stones, or dirt from the pothole. This will help the HMA adhere better to the surface.
2. Cut out the damaged area: Use a saw or jackhammer to cut out the damaged area in a neat, rectangular shape. The depth of the cut should be at least 2 inches deeper than the depth of the pothole.
3. Prepare the base: Clean the bottom and sides of the hole and apply a tack coat of asphalt emulsion to the base. This will help the new HMA adhere to the old pavement.
4. Add new HMA: Place the new HMA into the prepared hole in layers, compacting each layer with a vibratory roller or plate compactor. Make sure the new HMA is level with the surrounding pavement.
5. Seal the edges: Apply a thin layer of HMA around the edges of the repair to seal it and prevent water from seeping under the repair.
6. Allow time to cure: Let the HMA cure for at least 24 hours before allowing traffic on the repaired surface.

Cold Patch Or HMA?

The argument typically made is that Cold Patch is suitable for temporary repair and HMA repair is more durable. However, our experience suggests that Cold Patch is also very good in terms of the quality of the product and it is more convenient to use. Its only limitation is that it is more expensive.

Bottomline: For repair of smaller potholes, use a cold patch; for larger potholes, use HMA.

Related: 7 Benefits Of Hiring A Professional Commercial Pavement Maintenance Company

Conclusion

Staying on top of pothole repairs and maintenance is essential. The most important takeaway is to act fast when noticing signs of damage in your asphalt pavement. A small crack can quickly spread & form a large pothole, costing you more time and money. By taking preventative measures & hiring a professional paving contractor, you can help ensure your pavement is safe for drivers and pedestrians.

Ensure Pothole Repairs to Protect Your Asphalt Assets in Henderson, NC

Don’t let potholes ruin your asphalt assets in Henderson, NC! Get repair service from Paved Assets today. We are the leading paving contractors in North Carolina, and our services span from asphalt repair to seal coating.

Contact us to get a free estimate.

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Key Takeaways:

• Line striping helps organize traffic flow in a parking lot, reducing the risk of accidents and improving safety.
• By clearly marking the boundaries of parking spaces, line striping helps maximize available parking space.
• Line striping can enhance the overall appearance of a commercial property, making it more attractive to customers and visitors.
• It’s a cost-effective solution for commercial property owners, providing a range of benefits at a relatively low cost.
• Line striping services can be customized to meet the specific needs of each property, allowing commercial property owners to choose the best solution for their needs.
• It’s an eco-friendly solution, as the paint used is water-based and contains no harmful chemicals, making it safe for the environment and those who use the property.
• It can reduce liability by clearly marking pedestrian walkways, building entrances, and other areas, reducing the risk of accidents and other incidents that can lead to liability claims.

Line striping involves applying paint or other materials to a surface to create lines, shapes, and symbols. It is a common practice in many industries and is used for various purposes, including marking parking spaces, directing traffic flow, creating pedestrian walkways, and much more. For commercial property owners, line striping can be especially beneficial in several ways, helping to improve safety, increase efficiency, and enhance the property’s overall appearance. ADA-compliant pavement markings are required by law for commercial properties.

This blog post will examine the many benefits of line striping for your commercial property and why you should consider this service for your property.

Improved Safety

One of the primary benefits of line striping is improved safety. When lines and symbols are marked on a surface, it helps direct traffic flow and guide drivers and pedestrians where they need to go. This can be especially important in busy commercial areas with high foot and vehicle traffic volumes. For example, line striping can clearly define parking spaces, reducing the risk of accidents and collisions between vehicles. Also, you can use it to create pedestrian walkways, ensuring that people can safely navigate the property and avoid obstacles.

Increased Efficiency

Another benefit of line striping is increased efficiency. Properly marked lines and symbols can optimize the use of space on a commercial property, ensuring that every inch is used to its fullest potential. For example, line striping can maximize the number of parking spaces on a lot, which is especially important for businesses with limited space. It can also help create an organized and efficient traffic flow, reducing congestion and allowing vehicles and pedestrians to move more freely.

Improve the Appearance

In addition to safety and efficiency, line striping can also improve the overall appearance of a commercial property. A well-lined property looks clean, organized, and professional, which can be especially important for businesses that rely on an excellent first impression. Line striping can enhance the look of a property, making it more attractive to potential customers and helping to establish a positive image. This can be especially important for businesses located in highly visible areas, such as those along a busy street or in a shopping center.

Prevent Door Dings

It can help prevent door dings and other types of damage to vehicles parked on commercial property. When parking spaces are marked with well-defined lines, it helps reduce the risk of vehicles colliding with one another, which can cause damage to doors, bumpers, and other parts of the car. This is especially important for businesses that provide parking for customers, such as retail stores, restaurants, and offices. Companies can protect their customers’ vehicles by investing in line striping and reducing the risk of costly damage claims.

Ensure ADA Compliance

Line striping also ensures ADA compliance, which requires making buildings and public spaces accessible to people with disabilities. This includes providing accessible parking spaces, pedestrian walkways, and other features that people with mobility, vision, or hearing impairments can use. This helps meet legal requirements and demonstrates a commitment to providing a safe and welcoming environment for all customers.

Reduce Liability

Another key benefit of line striping is that it can help reduce liability for commercial property owners. When parking lots and other areas of a property are marked with well-defined lines, it can reduce the risk of accidents and other incidents that can lead to liability claims. For example, by clearly marking pedestrian walkways and areas around building entrances, businesses can help reduce the risk of slip and fall accidents, which can lead to liability claims. Similarly, by clearly marking parking spaces and traffic flow patterns, businesses can help reduce the risk of car accidents, which can also lead to liability claims.

Cost-Effective

One of the key advantages of line striping is that it is a relatively simple and cost-effective process. Line striping can be done quickly and efficiently, with minimal disruption to the property or its operations. Additionally, line striping materials are readily available and can be purchased at a reasonable cost, making it an accessible solution for many businesses. And because line striping is a paint-based solution, it is long-lasting and easy to maintain, meaning that it will provide benefits for many years.

Customizable

Line striping is also highly customizable, allowing businesses to choose the specific lines, symbols, and colors that best suit their needs. For example, a business might decide to have its company logo incorporated into the line striping, which can effectively promote its brand. Or, they might choose different colors for different purposes, such as yellow for pedestrian walkways and blue for accessible parking spaces. This customization means that line striping can be tailored to the specific needs of each business, providing a solution that is both practical and attractive.

Environmentally Friendly

Finally, it’s worth noting that line striping is an environmentally friendly solution. Most line striping materials are water-based and low in volatile organic compounds (VOCs), meaning they are safe for the environment and won’t contribute to air pollution. And because line striping is long-lasting, it reduces the need for frequent repainting, which can reduce waste and conserve resources.

Conclusion

With its numerous benefits, including improved traffic flow, increased parking space, enhanced appearance, cost-effectiveness, customization options, and eco-friendliness, line striping can provide a cost-effective and practical solution for many businesses. Whether you’re looking to mark parking spaces, direct traffic flow, or create a more attractive and professional image, line striping can help you achieve your objectives and make the most of your property. So, if you seek a way to improve your commercial property, consider the benefits of line striping and how it can help you meet your needs.

Check out our blog post about why I should sealcoat my pavement.

Paved Assets, serving Chapel Hill, is perfect for line striping services due to our commitment to quality and experience. Our experience enables us to provide high-quality line striping services that meet each customer’s unique needs. We use the highest-quality materials and equipment, ensuring that our line striping work will last for years. We are committed to customer satisfaction to ensure that their line striping needs are met and exceeded. Whether you seek to enhance the appearance of your property, increase parking space, or ensure ADA compliance, Paved Assets has the expertise to provide the best line striping services.

Get a free estimate today!

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Key Takeaways:

• Potholes are formed when water seeps into cracks in the road surface and freezes, causing the pavement to break apart.
• Asphalt roads are more prone to potholes due to their flexibility and susceptibility to water and freeze-thaw cycling.
• Regular road maintenance, including filling cracks and sealing the surface, is essential for preventing potholes.
• Adequate drainage is crucial for preventing potholes, as water that pools on the road surface can seep into cracks and cause the pavement to break apart.
• Using high-quality materials and construction techniques when building or repairing roads can help prevent potholes from forming.
• Potholes can cause damage to a vehicle’s tires, wheels, suspension, and alignment, as well as increase maintenance costs. They also cause accidents and personal injury to drivers and pedestrians.

Potholes are a common nuisance on roads and highways, causing damage to vehicles and posing a danger to drivers. But how are these pesky potholes formed? Can you prevent them from happening in the first place? This post will delve into the causes of pothole formation and discuss practical measures that can be taken to reduce their occurrence.

Potholes are formed when water seeps into cracks in the road surface and freezes, expanding and causing the pavement to break apart. Over time, the constant wear and tear of vehicles driving over the damaged pavement can form a pothole.

While you can repair potholes, it is often a temporary fix and does not address the underlying cause of the problem. By understanding the factors that contribute to pothole formation and taking proactive measures to prevent them, we can improve the longevity and safety of our roads.

How are Potholes Formed?

Potholes are common on roads and highways, causing vehicle damage and posing a hazard to drivers. They are formed when water enters cracks in the road surface, freezes & expands, and subsequently breaks apart the pavement. This process is known as the “freeze-thaw cycle.” As the water in the crack freezes, it expands and pushes against the surrounding pavement, causing it to break and create a pothole.

Potholes can also be formed when the road surface is subjected to repeated stress, such as from heavy vehicles driving over it. The constant wear and tear on the pavement can weaken it, making it more susceptible to potholes. Poor road maintenance, including a lack of timely repairs and inadequate drainage, can also contribute to pothole formation.

It’s important to note that potholes can form on any road surface, including asphalt and concrete. However, asphalt roads are more prone to potholes due to their flexibility and the fact that they are more susceptible to damage from water and freeze-thaw cycling. Potholes can range in size from small depressions to large craters and can be found on roads of all ages. However, older roads with a history of neglect and poor maintenance are more likely to develop potholes.

How to Prevent Potholes from Forming?

Preventing potholes from forming is the most effective way to maintain the integrity and safety of our roads. You can take several measures to reduce the occurrence of potholes:

• Regular Road Maintenance: Proper road maintenance prevents potholes from forming. This includes filling cracks in the pavement, sealing the surface to prevent water from seeping in, and regularly checking for and repairing any damage.
• Adequate Drainage: Proper drainage is crucial for preventing potholes. Water allowed to pool on the road surface can seep into cracks and cause the pavement to break apart. Ensuring that drains are clear and functioning properly can help prevent potholes from forming.
• Use of Quality Materials: Using high-quality materials and construction techniques when building or repairing roads can help prevent potholes from forming. Asphalt roads, for example, should be constructed using a hot-mix asphalt made with a binder that is less susceptible to damage from water and freeze-thaw cycling.
• Load Management: Reducing road load by limiting the weight and number of heavy vehicles can help prevent potholes from forming. This is especially important for roads not designed to handle heavy loads.

By taking these proactive measures, we can improve the longevity and safety of our roads and reduce the inconvenience and costs associated with pothole repairs.

The Dangers of Potholes

Potholes can pose a serious threat to drivers and passengers and the integrity and safety of vehicles. Some of the dangers of potholes include:

1. Vehicle Damage: Potholes can cause damage to a vehicle’s tires, wheels, suspension, and alignment. Hitting a pothole at high speeds can result in serious damage, such as a bent rim or a blown tire. In severe cases, pothole damage can cause a vehicle to become undrivable.

2. Accidents: Potholes can cause drivers to lose control of their vehicles, leading to accidents. This is especially true for bikers and motorcyclists, who are more vulnerable to potholes due to their vehicles’ smaller size and stability.

3. Personal Injury: Potholes can also threaten pedestrians, who may trip and fall if they encounter a pothole while walking.

4. Increased Maintenance Costs: Repairing damage caused by potholes can be costly, especially if multiple vehicle components are damaged. These costs can increase over time, leading to increased maintenance expenses for drivers.

Drivers must be vigilant and watch out for potholes while on the road. Taking measures to avoid potholes, such as driving slowly and keeping a safe distance from other vehicles, can help reduce the risk of vehicle accidents and damage. It’s also crucial for governments and municipalities to prioritize road maintenance and repair to prevent potholes from forming and posing a danger to drivers and pedestrians.

Conclusion

Potholes are a common and frustrating problem on roads and highways. They are formed when water seeps into cracks in the road surface and freezes, causing the pavement to break apart. Potholes can also be caused by repeated stress on the road surface, poor road maintenance, and the use of inferior materials. While potholes can be repaired, prevention is the most effective way to maintain the integrity and safety of our roads. Regular road maintenance, adequate drainage, the use of quality materials, and load management are all measures that can help prevent potholes from forming. By understanding the causes of pothole formation and taking measures to prevent them, we can improve the safety and longevity of our roads and reduce the inconvenience and costs associated with pothole repairs.

Check out our blog post about the benefits of hiring a professional commercial pavement maintenance company.

Paved Assets is the ideal choice for pothole repair services in the Burlington area. With our highly trained and experienced professionals, state-of-the-art equipment, and commitment to using only the highest quality materials, we have established ourselves as a leader in the industry.

Our focus on customer satisfaction and timely repairs ensure that your pothole repair needs will be effectively addressed, leaving you with a smooth and safe road surface. Additionally, our commitment to sustainability and the environment sets us apart, as we use eco-friendly practices and materials whenever possible.

Get a free estimate today!

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Key Takeaways:

• Sweep the lot regularly to remove dirt, muck & debris.
• Consider investing in the occasional street sweeper designed explicitly for use on asphalt parking lots.
• If you notice oil or grease on the pavement, you can remove it by applying mild dish soap & scrubbing it with a stiff brush.
• It’s imperative to repair cracks in asphalt immediately to prevent further damage.
• Cracks can form for various reasons, including aging, drying out, extreme weather, or heavy traffic.
• Keep tree roots from coming close to the edges of your parking lot.
• A seal coat is a simple process involving applying a specialized asphalt coating to the pavement’s surface.
• Seal coating is essential to maintenance, so don’t neglect it!

Parking lots are a popular choice for commercial property managers owing to the relative ease of development & management. However, like all paved assets, asphalt lots require regular care and supervision to keep them looking their best. Neglect it, and you’ll likely be left with cracks, potholes, an ugly appearance, and low traffic volume.

So, how can you ensure that your parking spaces stay in good condition for years? We’ll discuss the art of asphalt lot maintenance, including cleaning and sealing, repairing any damage, and preventing future problems.

Sweep the Lots Regularly – Clean Dirt & Debris

One crucial aspect of parking lot maintenance is sweeping the asphalt regularly. This helps to remove dirt and debris, including leaves and small twigs, before they have a chance to become embedded in the top layer of the pavement. A stiff-bristled broom is all you need for this job; however, consider investing in regular street sweeping plans designed for use on asphalt pavement.

In addition to sweeping regularly, you should also hose down the lot if conditions allow; otherwise, the occasional rain is sufficient. This will remove any remaining dirt and debris that you missed during sweeping. Use a gentle stream of water; too much pressure can damage the asphalt surface.

Ensure the lot design has appropriate drainage & grates integrated to allow for water runoff, as pooling water can present more complications.

Remove Oil and Grease Promptly

If you see oil or grease on the asphalt, removing it as soon as possible is essential. Oil and grease can cause the asphalt to deteriorate over time. There are numerous ways to extract grease stains from the pavement.

To remove a stain, apply mild dish soap to the area and scrub it with a stiff brush. Another way is to mix a cup of baking soda with a gallon of warm water and pour it over the stain. Let it sit for 30 minutes before scrubbing it with a brush.

If your paved asset is extensive, consider a professional maintenance plan to deal with constant oil drips from parked vehicles.

Repair Cracks Immediately

If you notice cracks in the asphalt, it’s important to repair them immediately. Cracks can form for a variety of reasons, including as a result of aging, extreme weather conditions, heavy vehicles, or even bad pavement design. Regardless of the cause, it’s important to fix cracks as soon as you discover them.

If left unrepaired, cracks will only get bigger and can eventually lead to significant damage. Water can seep into them and cause the asphalt to deteriorate from the inside out. Once this happens, you’ll be facing much more significant repair costs.

To repair cracks, you’ll need to clean them out & edge them first. Use a wire brush to remove loose asphalt, dirt, or debris. Once the cracks are clean, you can fill them with either cold patch material or hot asphalt. Ideally, rubberized fillers last longer & help curb the propagation of active cracks.

Don’t Let Tree Roots Come Close to the Edges

Although commercial lots are constructed in many ways in urban settings, there is still the matter of open-air lots at supermarkets & retail stores that are close to natural flora. So, there is a chance of root encroachment that can induce edge cracks.

That’s why parking lot inspections should include the edges, curbs, islands, and ramps around plant growth. If you see any upheaval or raveling at the edges, there is a root system there.

It is best to trim the trees or plant growths regularly and install subsoil barriers to keep the roots from breaching the lot edges.

Seal the Lot Every Few Years

Another maintenance tip is to seal the asphalt every few years. This will help protect the asphalt from raveling or fading and keep it looking fresh. Sealing the parking lot is a simple process, and it’s well worth the effort to do it every few years.

You can avail of a range of seal coats from hot emulsions to coal tar & acrylics for optimal surface protection. Surface prep involves thorough cleaning to remove dust & loose soil to allow for the seal to adhere & cure properly. Just remember not to seal a freshly paved lot until it is at least over three months to a year old. After that, ensure a seal every few years.

Limit Heavy Vehicle Entry

Unless your lot design incorporates specialized concrete for docking points or dedicated lanes for heavy vehicles, it is best to limit their entry. That is because the weight can deform the flexible asphalt over time & lead to rutting with extensive path usage.

That means adhering to special signage for visitors and pavement design to cater to a range of vehicle weights. Nonetheless, ensure your paved asset is designed for the intended purpose of the establishment.

Shovel Snow Carefully

The number one enemy of an asphalt lot is snow. And while it does not snow that much in NC to be a cause for alarm, a bit of proactive caution is needed. While smaller commercial lots are easier to shovel after a flurry, bigger lots need specialized plowers. The one thing they’ve got in common is the scrapping damage they leave behind that any deicers can seep into.

So, for smaller lots, use a plastic shovel to remove snow. Metal shovels tend to rip the seal coat off. Extensive parking lots call for intensive plowers; just make sure to edge the plow right so as not to scrape the top surface off.

Avoid Using Deicing Chemicals

One of the worst things you can do to your asphalt is to use deicing chemicals. Yes, they are necessary at times, but excessive use can affect the pavement as well as the environment. Shoveling snow at the first opportunity is a far better way to preserve the pavement than copious amounts of deicers, which can result in slushy black ice that can become a liability.

If you must use deicing chemicals, use them sparingly and only on the edges where snow and ice tend to accumulate. Also, ensure you sweep up any chemicals spilled on your parking lot’s surface as soon as possible.

Conclusion

Asphalt parking lot maintenance is essential to keep your pavement looking its best and lasting for many years. Following the tips, you can ensure your asphalt pavement is well-protected against the elements and will continue to look great for years.

Check out our blog post about the benefits of hiring a professional commercial pavement maintenance company.

If you’re seeking crack-filling services in Cary, look no further than Paved Assets. Our professionals can effectively fix any asphalt pavement defects, ensuring a smooth surface. We use the latest techniques and materials to repair cracks and offer a warranty on our work. Paved Assets is licensed and insured, and we provide quality service.

Get a free estimate today!

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