Parking lot maintenance is one of the most overlooked items in a property owner’s budget. All too often, owners are caught off guard when they learn that the cost to repair their neglected pavement will run in the tens of thousands of dollars or more. This enormous budget hit doesn’t need to be a surprise. With a proactive maintenance program, major pavement rehabilitation can be postponed for years.
Asphalt Maintenance Information for Property Owners
- An asphalt maintenance program typically consists of sealcoating, crack sealing, pavement marking (striping) and sectional asphalt repairs.
- SEALCOAT. Sealcoat is a liquid that when applied to the asphalt surface helps to slow down deterioration and leaves it with a beautiful deep black finish. If applied appropriately and at the right time, it will provide a layer of protection from water, oils, and UV damage. Brand new asphalt should be sealcoated within one year of installation and should continue to be done every 2 to 4 years, depending on the amount of traffic your parking lot endures. Don’t wait until your parking lot is light gray and bleached out to sealcoat. At this point, the asphalt has completely oxidized and sealcoating will no longer serve as a means for protecting and extending the life of the asphalt. It will only serve to improve the appearance of the parking lot.
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Sealcoat being applied to an asphalt parking lot.
- CRACK SEAL. Crack sealing is when a rubberized asphalt material is applied to the cracks in the pavement. This is done to keep water from penetrating and seeping into the underlying base layers. If water reaches the base layers, it will cause voids which turn into potholes and eventually destroy the asphalt foundation. Crack sealing should be done on an annual basis.
Crack seal being applied to a crack in the asphalt.
- PAVEMENT MARKING (STRIPING). Pavement markings are essential to the safety, functionality and appearance of your property. All markings should receive a fresh coat of paint annually.
A parking lot getting pavement markings.
- SECTIONAL ASPHALT REPAIRS. Sections of the asphalt that are severely cracked or contain potholes should be torn out and replaced with new asphalt. An annual review of the asphalt should be done to locate areas that are failing and need to be replaced.
Section of a parking lot that has been dug out and replaced with new asphalt.
- SEALCOAT. Sealcoat is a liquid that when applied to the asphalt surface helps to slow down deterioration and leaves it with a beautiful deep black finish. If applied appropriately and at the right time, it will provide a layer of protection from water, oils, and UV damage. Brand new asphalt should be sealcoated within one year of installation and should continue to be done every 2 to 4 years, depending on the amount of traffic your parking lot endures. Don’t wait until your parking lot is light gray and bleached out to sealcoat. At this point, the asphalt has completely oxidized and sealcoating will no longer serve as a means for protecting and extending the life of the asphalt. It will only serve to improve the appearance of the parking lot.
- A properly installed and maintained asphalt parking lot can be expected to last 20-25 years.
- Partnering with an honest, respectable pavement contractor will get you the most bang for your buck. They can help you develop an asphalt maintenance program and assist you with budgeting and forecasting.
Does your 2015 budget include parking lot maintenance? If not, it’s not too late. Otto’s Parking Marking can assist you in making a plan for the coming year. We will take a look at your parking lot and determine where your money is best spent.