The first step in parking lot maintenance is awareness and prevention. Are tree roots damaging the asphalt? Is water deteriorating a specific area? Are trash trucks damaging the asphalt? Or, is a particular area just preferred by drivers?
Asphalt, when properly maintained, is designed to last 25 to 35 years. Without proper maintenance, parking lots can be destroyed in just a few years.
The best method for maintaining asphalt in Texas is to seal coat every 2-4 years. Seal coating forms a protective barrier from the weather and chemicals and locks in the moisture to stay flexible.
Asphalt allowed to dry out becomes rigid, and as it expands and contracts cracks will begin to form, allowing water to penetrate to the sub base beneath it. When the base becomes washed out in an area, the already dry asphalt has no foundation to support the weight of traffic. Pot holes form and the ripple effect of deterioration will begin.
Water drainage causes major damage to asphalt. Creating drainage patterns improves the life of a parking lot. Gutters from buildings to channel water, and concrete culverts offer the best prevention against water damage. Maintaining a rubberized seal between the culverts and asphalt with sealer or crack fill is the best defense against the damaging effects of water.
Tree roots cause significant damage to parking lots as they grow and expand through the asphalt and curbing. Often the only solution is to expand the bed area adjacent to the tree.
Areas near dumpsters are a constant problem area for property managers. The ruts are inexpensively repaired with new asphalt and road base. However, concrete dumpster pads offer a more rigid, solid base for the weight of the front tires on trash trucks. Concrete pads include rebar to add additional support and may actually be more cost effective over the long term
Integrity Asphalt and Concrete Process for Repairing Damaged Asphalt:
Remove damaged asphalt by cutting a clean straight line around the problem area.
Remove the damaged asphalt and any sub-standard base.
Add and compact new road base.
Tack the edges and base with Petrobond to ensure solid adhesion.
Install and compact Hot Mix, Type D Asphalt to a minimum depth of 2”.
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