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Best Practicesto Extend the Life of your Asphalt Pavement
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Asphalt pavement parking lots add value to commercial and residential lots.
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Like any asset, it needs to be maintained in order to keep its value and extend its useful life.
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Poorly maintained asphalt pavement is
obvious to spot.
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The number one fault of agencies is that they wait until a problem develops before they address it.”
Larry Galehouse, P.E., Director of the National Center for Pavement Preservation (NCPP)
“
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A typical asphalt pavement can last about 20 years.
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Image Credit: Wikimedia Commons
+Asphalt is made up of:Rock,Sand, &Aggregates
Asphalt Cement(the binder)
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UV rays break down the binder.
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Without the binder, the aggregates, rock, and sand loosen and rise to the surface.
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Exposure to oxygen fades the color of your pavement and makes it brittle.
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Black(good)
Flexible
Gray(oxidized)
Brittle
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Brittle asphalt pavements are more likely to CRACK
under traffic load.
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Image Credit: yaybiscuits123
Cracks will allow water to enter into the base course and cause further damage to carrying capacity.
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Alligator cracks indicate a base course failure as the pavement continues to crack.
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Eventually, alligator cracks
turn into potholes.
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Your asphalt pavement without maintenance after 20+ years
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And you mightthink about
repaving.
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But repaving is pricey;
$6 - $8 per square foot.
Image Credit: 401k
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Not to mention the inconvenience to your tenants.
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This “do nothing” approach is
6 -10 times more costly than having a maintenance plan.
Image credit: Wikipedia
Pavement Maintenance Plan
1.
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Image Credit: Focx Photography
An asphalt pavement maintenance plan will allow you to re-allocate resources to other initiatives.
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So let’s put together a pavement maintenance plan, comprised of our best practices.
BestPractices
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SWEEPING & BLOWING
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Sweeping keeps your asphalt clean and helps uncover any hidden cracks.
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CONTROL VEHICLE LOAD
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If possible, have larger vehicles access your property only if it is necessary.
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Fix Drainage Issues
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Proper drainage will prevent water from penetrating into your asphalt pavement.
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SEALCOATING
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Like sunscreen, a sealcoat prevents damage from the elements.
Image Credit: Jeff Wilcox
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A sealcoat also restores the black color to your pavement.
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You should sealcoat your pavement
6-12 months after it is installed.
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And again every
3-5 years.
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Sealcoating ranges from
40¢ - 60¢ per square foot
Image Credit: hamad M
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~1/10th the cost
of repaving
Image Credit: hamad M
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CRACK FILLING
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Crack filling will prevent water from entering the base course.
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Crack fill ranges from $5 - $10 per linear foot.Crack filling ranges
from $5 - $10 per linear foot.
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POTHOLE PATCHING
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Pothole patching prevents further water damage to your base course.
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Pothole repair cost:
~$42/bucket
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But it doesn’t FIX your base course…
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To repair a pothole, the damaged area needs to be cut out and replaced.
Image Credit: Mark Harrison
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Heat is applied to the area to soften the asphalt.
Image Credit: Mark Harrison
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The heated area is then removed and re-compacted.
Image Credit: Mark Harrison
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Repair cost ranges from $45 - $60 per potholebased on several potholes per site.
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Remove Oil Spots
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Oil spots softens asphalt, weakening its load capacity.
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Oil stain removers should be used on relatively fresh stains.
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Our product costs about $28 per 32oz bottle.
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Wait longer and you’ll likely need to cut out the damaged spot.
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The longer you wait to address a problem, the more expensive it is to fix.
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That’s why it’s so important to have apavement maintenance plan.
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Control loadSweep & blow Water drainageSealcoatingCrack fillingPothole patchingRemove oil spots
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We’re here to help you
execute the
plan.
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And answer any questions you have.
Image Credit: Ethan Lofton
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Visit our blog for educational information.
www.GPMaintenanceSolutions.com/blog
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Mahalo!
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Mahalo!
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