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Asphalt Pavement Checklist for Property Maintenance

Most property managers have maintenance checklists for the interior and exterior of their buildings including landscaping and parking lots.  On a regular basis, the items on these checklists are reviewed; repairs noted and performed to keep the property in pristine condition.  In this article we’ll focus on items that refer to the upkeep of your parking lot.

Asphalt Pavement Checklist

1)    Asphalt Sealing

Seal coating asphalt pavement protects the surface of a parking lot from oxidation and damage from weather, oil, gas and salt.  It minimizes the need for asphalt repairs by creating a 1/8” flexible barrier on the surface which helps prevent water from seeping into cracks.  If not properly sealed, pavement starts to unravel and potholes form. Seal Coating should be applied when asphalt is dry and temperatures are above 50 degrees.

After installation, asphalt should be sealed within a year and then approximately every two years to four years depending on weather conditions, traffic patterns, and wear and tear.

2)    Crack Filling

Each year, your parking lot should be inspected for asphalt cracks.  Sealing cracks with a rubberized asphaltic material prevents moisture from degrading the structural components of the surface.  For asphalt cracks that are smaller than 1/8”, seal coat can be used.  However, cracks larger than 1/8” require crack filler. Remember, there are different qualities of crack fill. Higher rubber content means more flexibility, better protection and longer life. Adding sand to deep or wide cracks also improves the protection.

To perform this necessary maintenance, the crack should be cleaned of all debris, including loose asphalt, vegetation and other foreign objects.  Once the crack sealer is applied and has set, the pavement should be properly seal coated for ultimate protection.

3)    Pothole Repair

Potholes occur when water permeates asphalt pavement through a crack in the surface.  Combined with wear and tear, the soil beneath the crack will soften, and eventually create a depression, often holding water from rains and irrigation.  Over time, the asphalt will unravel and breakdown into its sub-particles – gravel, sand and stones.

Due to the mild temperatures in Central Texas, pothole repairs can be completed year round.

4)    Asphalt Pavement Replacement

Often it’s difficult for someone without years of asphalt pavement experience to determine just by looking at a parking lot whether it can be repaired or, it is a better financial decision to replace it entirely.  That’s where the professionals come into play.

Over time, a parking lot will eventually deteriorate and need replacing.  Asphalt experts analyze the entire paved area for the current conditions.  Factors that need consideration are drainage, traffic load and any issues caused by landscape – such as a large tree with roots under a pavements surface.

About Integrity Paving and Coatings Texas

Serving Central Texas since 2007, Integrity Paving and Coatings Texas is an industry leader in quality, logistics and value.  Integrity Paving and Coatings Texas provides commercial organizations with the highest level of customer service, professional workmanship and services including:  asphalt paving, asphalt repairs and prevention, pothole repairs, seal coating, line striping and marking, crack filing, signs and safety devices, concrete sidewalks, concrete curbs, concrete repairs and site preparation.  We use our experience and the latest equipment available to get the job done right the first time in a timely, cost effective manner.  For more information about Integrity Paving and Coatings Texas, visit our website at www.integritypavingtexas.com or call 512-853-9009 for a free on site review and estimate

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