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Asphalt Pavement Checklist for Property Maintenance

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

This Post Has 7 Comments
  1. I didn’t realize that the sealcoating is such an important part of the pavement. It is really interesting that it can protect the surface for oxidation and weather. It has been a couple years since my driveway has been sealed, so I should definitely consider having it done soon.

  2. I thought it was interesting that seal coating has to be applied when the temperature is over 50 degrees. I guess it makes sense, because it’s probably hard to poor when it’s cold. I think pothole repair is really important, because they can ruin car suspension.

  3. I have always wanted to know more about asphalt pavement. It is good to know that cracks can be filled to prolong its life expectancy. Another thing to consider would be to maintain asphalt on a regular basis to prevent extensive problems.

  4. Last night when I came home from work I noticed that there were a lot of cracks in my driveway. You mentioned that over time, a parking lot or driveway will eventually deteriorate and need replacing; factors that need consideration are drainage, traffic load, and any issues caused by a landscape. Do most contractors offer different repair treatments like seal coating? Hiring a professional paving contractor to come and look at it might be a good option.

  5. I never knew how potholes happened until I read this post. I think it’s important to have them repaired by an asphalt company as soon as possible as it can be very frustrating to blow a tire to a pothole. It is especially important to fix as it can deter people from businesses if it is nearby.

  6. I didn’t know that asphalt sealing can help protect your pavement from any kind of material that may cause damage. I like how you mentioned that this method is a good way to fill cracks and protect them. My husband and I are considering asphalt paving for our driveway’s cracks.

  7. I never knew that pavement could be repaired. I thought that it had to be replaced entirely in all cases. That’s good to know. My husband and I were noticing that our driveway was developing cracks. We’ll have to get a professional over to our house to see if we can have it repaired instead.

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