Asphalt Milling and Parking Lot Paving project details coming soon from a recent project near Rockville MD – Stay Tuned!
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We recently completed an extensive Parking lot construction project here in town. Stay tuned for more pictures and a detailed description.
Stay tuned for a detailed description and photo’s of a recent Parking lot repair project.
Spring Parking Lot Check List
A step by step guide to evaluating your parking lot
The weather is heating up and Spring is officially upon us. Now is the time to spring into action and get things done around your parking lot. But where to even begin? Don’t worry, we are here to help! Our four step process along with our free Parking Lot Check List will help guide you along, step by step.
1. Inspect
The first order of business is to do a thorough inspection. Grab a clip board, a pen, and our Parking Lot Check List and walk the entire parking lot on a sunny day. During this walk thru, you will be looking for issues that are in need of repair. Big or small, write them down. Cracks or Potholes in the asphalt, faded parking lines, damaged signage or fencing, broken concrete and overgrown vegetation are just a few of the things to look for. Oh – and don’t forget to wear a safety vest!
2. Prioritize
Once you have compiled a list of things that need repair, take a deep breath and begin to prioritize. Starting with the number one, place a number beside each item in order of importance. This could take a while, but it will pay off later. First, look for items that could present a potential safety or liability issue. These items include tripping hazards, slippery surfaces, and pot holes. Next, look for items that are in need of aesthetic or structural repair and number your items accordingly.
3. Prepare
Now that you have a prioritized list together, choose items 1-5 (or more) and collect estimates for each of these items. This may be as simple as making a few phone calls since your local asphalt paving contractor should be capable of handling all of these needs. Once you have received pricing, it is time to budget. Figure out how much money you have to spend and once again, go thru these five items and choose the ones that you can afford to repair. If you cannot afford to repair all of the items on your list, now is a good time to begin budgeting for the upcoming fiscal year.
4. Repair
The inspection is done, the repairs have been prioritized, and you have prepared a final list of items to be completed. Now it’s time to get it done! Call up your local asphalt paving contractor and schedule the work to be completed.
DOWNLOAD NOW: Parking Lot Check List
Need an asphalt paving contractor in the greater Baltimore/DC area? Call us now for a free evaluation of your parking lot or other asphalt paving surface! 410-477-4406
To Seal or Not to Sealcoat your Parking Lot
“Does seal coating really protect my asphalt parking lot surface?” Good question! It’s one we hear A LOT (no pun intended) and by the end of this article we hope to answer that for you. But first, we need to consider a few things. There are three key factors that will let us know us if your parking lot is eligible for a seal coating application or not: Condition, Age & Cost/Benefit.
Three Key Factors of parking lot sealcoating:
1. CONDITION OF PAVEMENT
Bitumen is the binder which holds the asphalt in your surface together. Over time, the bitumen in the asphalt will begin to break down and the asphalt itself will begin to ravel (come apart). The length of time it takes to break down depends on several factors including amount of traffic flow, age, asphalt mixture ratios and exposure to harsh environments. When evaluating a parking lot for seal coating we must first identify the parking lot as one that is fairly early in its life cycle, free of major cracks & repairs, and still has a strong bond between the bitumen binder & the asphalt stone.
2. AGE OF ASPHALT
If the parking lot is more than 10 years old and has never been seal coated, than likely, the bitumen on the surface has broken down significantly and the asphalt has begun to unravel. If the parking lot is 10 years old or more, the seal coat will have very little effect on protecting the asphalt.
The older the asphalt surface, the more often the surface must be seal coated in order to maintain the beautiful jet black look that every parking lot owner desires. Over the years, layer after layer of dirt, oil, antifreeze and debris have settle into the cracks and crevices of your asphalt surface. This makes it very difficult for the sealant to bond. After a few years of heavy traffic, the beautiful black will have returned to its original color. Or even worse, it only shows thru in some areas giving an undesirable contrast from gray to black. This tells us that in order to reap the benefits of seal coating, it must be done relatively early on in its life cycle.
3. COST/BENEFIT ANAYSIS
Property managers and business owners are always looking for ways to make their properties or storefront look more aesthetically pleasing – but at what cost? Seal coating for cosmetic updates should never take the place or structural and safety concerns. If the asphalt is breaking down badly and the surface is nearing the end of its life, perhaps rolling those funds into major repairs in the future would be more economical. However, if the parking lot is fairly new, seal coating along with crack filling can be an excellent way to improve the look of your parking lot.
CONCLUSION
In conclusion, it is important to understand that seal coating will not restore or repair an asphalt parking lot. It will, however, make your property look more aesthetically pleasing for your customers and patrons. For more about seal coating and crack fill, see the Ultimate Parking Lot Maintenance Plan.
Need an asphalt paving contractor in the greater Baltimore/DC area? Call us now for a free evaluation of your asphalt paving surface! 410-477-4406
After more than 40 years at the Beachwood Road property, we knew it was time to expand. In the fall of 2017, we were approached with an opportunity to move into a property that would meet our capabilities and give us room to expand operations. After careful consideration, the property was purchased and renovated. We are now the proud new owners of 1100 N Macon Street, Baltimore, MD 21205 and have officially moved in just in time to kick of the 2018 season. We are excited to call this new facility our home and believe it will allow us to serve our customers and our city to our fullest potential.
HOW TO: Choose an Asphalt Paving Contractor for Your Parking Lot
So you are a contractor, builder, property manager or business owner and you need to choose a commercial asphalt paving contractor for your parking lot. This can often be an overwhelming and difficult task. But with our help, you will be able to choose your asphalt paving contractor, or other contractors, with confidence and establish a relationship that lasts for years to come. So what are some attributes to look for when selecting an asphalt paving contractor?
1. Your Asphalt Paving Contractor should be CAPABLE
When choosing an asphalt paving contractor, it is important to choose a company that is capable of providing you with exactly what you need – and more. Once a trusted relationship is established, you may need someone you can count on to provide additional services in the future. By selecting a contractor who is capable of maintaining all of your parking lot needs, you will save yourself time, money, and a lot of headaches.
2. Your Asphalt Paving Contractor should be COMPETENT
Your asphalt paving contractor should be knowledgeable on parking lot design, as well as local requirements and codes, and should be able to provide you with information and resources that help you plan for future and current projects. Seek a contractor who excited to educate you on asphalt paving and parking lot maintenance. A good contractor should be able to help you determine exactly what you need and why.
3. Your Asphalt Paving Contractor should be COMMITTED
An asphalt paving contractor should be committed to you and to excellence in performing his or her work. A committed contractor is one who prioritizes your needs while paying close attention to each aspect of the job. Call a few names on their reference list and ask if the asphalt paving contractor follows thru and stands behind their work.
4. Your Asphalt Paving Contractor should be CURRENT
A professional asphalt contractor should be current on technological advances in the asphalt paving industry. Paving equipment and materials have come a long way in the past 20 years and are constantly being innovated. Don’t be afraid to ask questions to be sure that your asphalt paving contractor is using the proper equipment and materials – it could make or break the job!
5. Your Asphalt Paving Contractor should be CERTIFIED
A reputable asphalt paving contractor should be certified and properly insured for the job. Look for contractors who are members of well-known associations and who have done work for other companies that you know and trust. Your contractor should happily provide you with an organized list of references. Online reviews are also an excellent way to see what others are saying about a contractor’s work.
6. Your Asphalt Paving Contractor should be COMMUNICATIVE
Most business contractors understand that communication is one of the most important attributes of a business relationship. Choose a contractor who is easy to get a hold of and encourages you to contact them. If you have difficulty contacting your contractor during the initial stages, terminate them from your short list. A communicative contractor will keep you well informed throughout the entire process and welcomes your feedback.
7. Your Asphalt Paving Contractor should be in your COMMUNITY
If possible, choose a contractor who is local to your community. Local asphalt paving contractors should have an extensive knowledge of codes and requirements that pertain to your parking lot. The soil can change drastically based on your geographical location. A method that works in one state or city may not work in another. Be sure to select an asphalt paving contractor who knows your area.
Now that we know what to look for in asphalt paving contractor, let’s get started! Establish a list of contractors that you feel may be right for the job. Online is always a good place to start. Visit each potential contractor’s website and view their services and previous work. This should narrow your search down even further. Once you have established a short list, call and ask a few questions.
These are the questions we recommend asking:
- CAPABLE – Which jobs have you worked on that are similar to mine? What other services do you provide? Will you be sub-contracting any portion of the work?
- COMPETENT – How long have you been in the asphalt paving industry?
- CURRENT – What specific type of equipment and materials will you be using to complete my project?
- COMMITTED – Do you have any other projects going on that will interfere with the completion time of my own project?
- COMMUNICATIVE – Could you please provide me with your direct contact information?
- CERTIFIED – Can you provide proof of insurance and licensing? Could you provide a reference list?
- COMMUNITY – What jobs have you done recently that are in my area? Are you well versed in the local requirements that pertain to my area?
Once you have selected a few contractors and received some quotes, be careful of choosing the lowest price. If you receive a bid that is significantly lower than the rest, this contractor is likely cutting corners somewhere along the way. Never let pricing guide your decision making. If you have to, wait until you have the ability to choose the contractor that you trust.
For more articles for property managers, business owners, and contractors, please visit www.theamericanasphalt.com/articles
How to Identify Cracks that Need Repair in Your Parking Lot
Spring is on the horizon and it is officially time to begin evaluating your asphalt parking lot or roadway for repairs. And if you are wondering…YES! You should be doing this every year. Unfortunately, many business owners or property managers don’t know what they are looking for on their parking lot or asphalt surface. Our goal is to help you understand how to identify issues with your parking lot that may be in need of repair. By understanding when your asphalt surface is need or repair, you will be able to identify these issues early on and potentially save thousands of dollars in future repairs.
In order to properly address the problem areas on your asphalt surface, we need to know exactly what is going on. To discover these issues, we must ask ourselves a few important questions:
WHAT types of cracks are we dealing with?
WHY did the asphalt crack?
HOW do we fix the cracks?
Read below discover our WHAT, WHY and HOW for your asphalt surface!
WHAT TYPE OF PAVECRACKS ARE WE DEALING WITH?
1. Linear Cracks
Linear cracks, also known as longitudinal cracks or joint cracks, are long cracks that run along the surface. Usually surface cracks develop first along the joints. A joint is created each time the paving machine makes a pass across the parking lot and are usually between 8’ and 18’ feet in width. Eventually, these joints will begin to separate and water will settle beneath surface. During the winter, the moisture beneath the surface will freeze and expand. This will put upward pressure on the asphalt surface and begin to cause cracking. If you see linear cracks larger than ¼” inch wide, they must be addressed immediately in order to prevent further moisture and debris from penetrating the surface, creating further damage.
Linear Asphalt Cracks
2. Alligator Cracks
Alligator cracks look exactly how they sound – like the scales of an alligator. Perhaps the easiest type pf cracks to identify, alligator cracks are usually found in high traffic areas. High traffic, heavy loads or interconnecting linear cracks are the top causes for alligator cracking. The excess activity around this area of the asphalt surface will create a significant amount of pressure on the asphalt and eventually it will begin to separate.
Alligator Asphalt Cracks
3. Edge Cracks
Edge cracks are found around the perimeter of your parking lot or roadway. Vehicle tires may come to rest near the edge of your parking lot and begin to push the surface outward, causing cracking. As rain water runs off the surface and over the edges, it may bring portions of the sub-base with it a little at a time. After many years, the outside edges (especially without curb) will become weakened and cracks will begin to form and spread among the surface.
Edge Asphalt Cracks
4. Sink Holes
The easiest way to identify sink holes is by waiting for a heavy rain and then searching the surface for large puddles (bird baths). If the water is deeper than 1/2″ inch in the center over a relatively small area, you may have a sink hole issue. Sink holes are caused by a weak sub-base or heavy loads. Sink holes are not always accompanied by significant amounts of cracking – at first. If left unattended, sink holes can lead to major, costly issues and cracking. Since the sub-base is the most important aspect of a strong asphalt surface, any sink holes must be addressed immediately and seriously.
Asphalt Sink Hole
5. Rutting Cracks
Rutting cracks are usually caused by vehicle tires that are too heavy for the surface or heavy objects that have been sitting for long periods of time. In order to identify rutting cracks, search for indentations in areas where vehicles have sat for long periods of time or where semi-trucks, delivery trucks or trash trucks frequent. Rutting cracks may look innocent but these impressions can transfer into much larger cracks if not addressed.
Rutting Asphalt Cracks
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WHY DID THE ASPHALT CRACK?
1. Improper Installation
Every year we deal with property managers and business owners who have been the unfortunate victims of a poorly installed asphalt surface. Due to budget constraints, choosing an asphalt paving contractor with the lowest price can be very enticing. However, many low price contractors often use low grade materials, do not have the proper equipment and cut corners from the subbase to the surface. When an asphalt surface is installed properly, it should last several years before any major cracks begin to form. Regardless of the price, if an asphalt contractor tells you they are the best – don’t take their word for it. Call around to be sure they are who they claim to be and ask to see work they have done in your area.
2. Old Age
Everything in life deteriorates eventually and your asphalt surface and subbase is no exception. As soon as your asphalt surface is constructed it will begin to deteriorate. The earth is constantly shifting beneath the surface which weakens the subgrade. Dirt and water seep below the asphalt, corroding its properties. Over time trees, plants and roots will begin to evade – especially if not contained. Even if your asphalt surface has been installed correctly, deterioration is inevitable and it will begin to crack.
3. Heavy Loads/High Traffic
Heavy loads and high traffic can take an enormous toll on an asphalt surface. If the surface has undergone a tremendous amount of pressure – it will begin to crack. Often times, paving contractors fail to plan for areas that are meant to withstand heavy loads and high traffic. If you have major deliveries, large trucks or heavy equipment driving on your asphalt surface regularly, you have a much higher chance of seeing large cracks develop.
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HOW DO WE FIX THESE CRACKS?
Cracks are typically filled using hot rubberized crack sealant. Hot rubberized crack sealant protects the gaps in your surface from the elements and helps to maintain the bond. In many cases, if the cracks are too large for hot rubberized crack sealant, patching may be necessary.
However, every situation is different. The best solution to your issues is always to call an asphalt paving contractor (or two) that you trust! Most asphalt paving companies are more than happy to come out, walk your parking lot, and offer a solution that is right for you. Preventative maintenance is key with any asphalt surface. You should have your surface evaluated by an asphalt professional every year to identify issues and help you plan for future repairs. Don’t wait until it’s too late. Say no to cracks as soon as they appear and save thousands of dollars in major repairs!
For more information on how to care for you parking lot, visit The Ultimate Parking Lot Maintenance Plan
Need an asphalt paving contractor in the greater Baltimore/DC area? Contact Us Now for a free evaluation of your asphalt paving surface! 410-477-4406
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The Ultimate Asphalt Maintenance Plan
A comprehensive guide for evaluating, budgeting, planning and taking action
What is asphalt maintenance and how is it beneficial to me?
Asphalt Maintenance is the process of preserving your asphalt surface in order to maximize its life span. If implemented correctly, an asphalt maintenance plan will save you thousands of dollars in future repairs and keep your parking lot (or other asphalt surface) looking up to par. We will guide you thru the process from evaluating the current state of your asphalt surface to budgeting and implementing a comprehensive maintenance plan.
PAVEMENT MAINTENANCE: UNDERSTANDING DIFFERENT TYPES
By understanding the different phases of asphalt maintenance, you will be able to evaluate and budget accordingly. This is also a measure of urgency. There are three main types of asphalt maintenance:
1. Preventative Parking Lot Maintenance $ – keeps problems from emerging (not urgent)
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Seal Coating
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Minor Crack Fill
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Line Striping
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Minor Patching
2. Corrective Parking Lot Maintenance $$ – corrects problems that have emerged (urgent)
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Major Crack Filling
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Pot Hole Repair
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Sink Hole Repair
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Patch Repair
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Spot Mill & Overlay
3. Major Asphatl Repairs vs Rip Out & Replace
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Major Patch Repair
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Asphalt Milling & Overlay
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Paving Fabric
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Remove & Replace
Preventative Maintenance is used to keep problems from emerging, while Corrective Maintenance corrects problems that have already emerged. Preventative Maintenance should be done routinely, whereas Corrective Maintenance is done on an as needed basis. If Preventative Maintenance is done properly, it should keep the costlier Corrective Maintenance issues from arising. Eventually, the asphalt surface will corrode entirely and Major Repairs will be necessary. These repairs are necessary and can be very costly, especially if an asphalt maintenance budget has not been implemented.
EVALUATING FOR ASPHALT MAINTENANCE
The best time to evaluate your surface is in the Spring and Fall. By evaluating in the Fall, you will be able to start budgeting for the coming year’s repairs and have a good idea of what types of maintenance need to be done. If there are issues which need Corrective Maintenance, you will still have time for emergency repairs before winter arrives. The most important evaluation is in the Spring. Since you have already been budgeting for future repairs since Fall, you can now begin to collect estimates and identify any other issues that may have been created over the winter.
PLANNING FOR ASPHALT MAINTENANCE
Once evaluated, it is time to make a list of items by order of importance and start planning which items to take action on. Corrective Maintenance issues should be at the top of your list. These are issues that if left unattended could create further damage to your surface or even worse, safety issues. Preventative Maintenance items should already be on your list since these are things that should be done routinely. Once you have established a list by order of importance, it is time to create a budget.
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BUDGETING FOR ASPHALT MAINTENANCE
Budgeting can be a very complicated task, especially when you have no idea of what repairs may cost. To help you figure out how much to save, we have developed a few budgeting tools that will get you started in the right direction.
Preventative Maintenance (2-5 years) = Total Square Yards x $2.00
Corrective maintenance (2-5 years) = Total Square Yards x $5.00
Future Major Repairs (15-30 years) = Total Square Yards x $20.00
Every situation is different and may require significantly more funds depending upon the size of your parking lot, the amount of vehicle traffic, or exposure to harsh environments. However, we recommend using these formulas as a good starting point for allocating funds to parking lot repairs.
TAKE ACTION
You have evaluated your lot each Spring and Fall, and have been budgeting over a period of time for maintenance. Now you are ready to take action! Early in the spring, call an asphalt paving contractor, or contractors, that you trust and have the surface evaluated by a professional. We recommend getting three bids. Lastly, seal the deal. Remember, always use the paving contractor that you trust – not the one with the best price.
WE CAN HELP YOU SETUP A COMPREHENSIVE ASPHALT MAINTENANCE PLAN
If you follow our Comprehensive Asphalt Maintenance Plan, we are confident that you will increase the life of your asphalt significantly, and will always have the funds to make costly repairs when necessary. Start now!
Need an asphalt paving contractor in the greater Baltimore/DC area? The American Asphalt Paving Company is here to help. Call us now for a free evaluation of your asphalt paving surface! 410-477-4406
