Paving

Yes, you can have too much of a good thing. Sealcoat is one of them.

On one hand, sealcoating is necessary for sealing cracks in asphalt pavement. It also helps increase its lifespan and reduce long-term maintenance. And, a fresh sealcoat application just helps any road or parking lot look great. 

All of this makes sealcoating a necessary part of your asphalt’s lifespan. 

Where You’re Going Wrong with Asphalt Sealcoat

But on the other hand, you’ll be surprised at just how often property managers opt to have their parking lots sealcoated. 

Generally speaking, you should only be sealcoating your asphalt surfaces once every three to five years. 

In  some cases, five years can be an acceptable interval depending on traffic type and use of the lot. However, many property managers are opting to have their lots coated every other year. Some are even having it done every year.

Why?

Good question. Perhaps it’s because the lot is showing signs of premature wear and tear. Or maybe it’s just personal preference.

While sealcoating this frequently won’t necessarily hurt your lot, doing it at these intervals just takes up a portion of your maintenance budget that could better be served elsewhere.

Tips to Save on Sealcoating

As a property owner, you want to save money wherever you can. We’ve compiled our best tips to help save on sealcoating.

Get it Right the First Time:

This is the most important part of the long-term lifespan of any asphalt lot – partnering with the right contractor to install it in the first place.

You want to make sure that whoever you work with for this task knows their stuff and isn’t some fly-by-night worker just looking to add another service under their umbrella.

Bottom line: Work with the contractors that are experienced and qualified in asphalt pavement installation. Even if the initial cost might be higher up front, having a lot that looks almost brand new at the 3 year sealcoat mark is important to save money.

Hire the Right Sealing Contractor:

Just as it’s important to find the right contractor to install the pavement in the first place, you want to hire a sealcoat contractor that knows what they’re doing too. Like we said above, sealcoating is an important part of lot maintenance and preservation. It can either be sprayed, brushed, or squeegeed to apply. 

While either application method is viable, some contractors have a tendency to put too much down, which makes the job look uneven and blotchy in about a year.

This appearance is often enough for some property managers to have the service done again, which isn’t ideal for the maintenance budget. Make sure whoever you work with for sealcoating knows how much to apply so that the job lasts for three to five years.

What You Can Do To Take Control of Your Sealcoating

Think about this for a second: Sealcoating a parking lot can cost anywhere from 14 cents to a quarter per square foot. Now do the math and figure out how much money you could be saving and spending elsewhere if you just stuck to doing it every three to five years. It adds up. 

And it’s why you should hire the right contractor to put in the asphalt parking lot in the first place – so you don’t have to keep putting Band-Aids on it year after year when it prematurely cracks.

Winter is on the way, so we’re not too far from snow and freezing temperatures. If you live in Ohio, you already know there’s a list of things that you need to winterize around your property before winter weather hits. 

And if you’re a property manager, you know that winterization isn’t just necessary inside your facility, but outside as well. 

For instance, your asphalt parking lot is one area that you don’t want to ignore when it comes to prepping it for winter. Here’s a look at some of the things you should keep in mind when it comes to winterizing your asphalt.

Steps to Prepare Your Asphalt For Winter

1. Inspect and clean it
2. Seal cracks
3. Check for low areas holding water
4. Limit salting

Inspect and clean It

The first thing you’ll want to do to winterize your lot is inspect it, making sure it’s free of any leaves or debris. If debris is left to sit on pavement, it can actually start to damage the asphalt surface over time. 

Cleaning it also helps ensure that water is able to drain properly in the parking lot, as leaves and other debris accumulate, it can cause damming in the lot and lead to standing water and slick surfaces, which can then freeze and cause cracks in your asphalt.

Seal Cracks

Have cracks in your pavement? You’ll want to get them sealed before winter weather hits. That’s because when water gets into the cracks and freezes, it can expand the size of cracks and cause more damage over the long term. Ideally, you’ll want to make sure that no water has the opportunity to get beneath the surface of the lot. 

Taking the time to seal any cracks or areas of concern can help extend the life of the asphalt and prevent potholes from forming. If you really want to amp up your efforts, consider seal coating the entire lot. This should only be performed after the lot has been cleaned and debris has been removed, and is not necessary to do annually.

ICYMI: We have an article all about sealcoat.

Check for Low Areas Holding Water

Over time, asphalt settles, and this can create some fluctuation in the lot. While you’re prepping your lot for winter, take note of any low areas and make plans to address them. 

Low or settling areas may not just be unsightly, but they can also be a sign of weak areas in the lot. Hence, having them properly repaired can help extend lot life.

Try to Limit Salting

Though salting may be necessary, it can also harm the surface of your lot. Conventional road salt is much more friendly to asphalt surfaces than it is to concrete. Still, if you can help it, try to limit salting by shoveling and plowing instead.

Additionally, any low areas in the lot can pose an issue to plows and lead to scraping and further damage. 

How prepared is your asphalt lot for winter? Take the necessary steps now so it can look great next spring and beyond.

You know what they say about first impressions, right? And while first impressions are usually associated with things like a first date or job interview, the parking lot is often the first thing a potential partner or customer sees when arriving at your business for the first time. 

Contrary to what you might believe, parking lots are about a lot more than throwing asphalt down, painting some lines and calling it a day. Planning out a parking lot shouldn’t be an afterthought, but a priority.

After all, it’s likely to be the first thing someone sees and experiences before entering your business. 

The Basics to Parking Lot Planning

Before you start laying out your lot, you need to decide what its purpose will be. For instance, how much traffic do you expect on a given day? Is your business the type of location that will have cars always coming and going? Will it be hosting delivery trucks or vehicles that weigh more?

Here’s why asking these questions are important. Let’s take traffic, for example. If you have a smaller lot, you’ll want to paint lines on an angle to make it easier for drivers to get in and out of; but, this also creates a one-way traffic pattern and requires clientele to back out of tight spaces. If you expect a regular high volume of traffic, you’ll want to paint lines closer together to get as many vehicles in at a time as possible. 

It is also important to consider the type of traffic that will be utilizing your lot, as there is no one size fits all approach. While the above rules of thumb are true, here are some other considerations:

• Turnover time of those parking. It is okay to go with a smaller lot if the turnover time of those utilizing your business is relatively short. Think: convenience store.

• Average age demographic of your clientele. For example, elderly people need more space to get in and out of their vehicle, necessitating wider lined spots.

If you expect delivery trucks, you might need more pavement thickness to stand up to the increased weight.

Proper Drainage

Storm water drainage is key for keeping your parking lot looking nice and eliminating a potential safety hazard. Additionally, if the pavement becomes saturated for long periods of time on a regular basis, it will lead to its degradation and premature replacement. 

Drainage is something that should be considered very early on in the lot building process.

Curb and gutter sections are key, but so is their proper placement and overall slope of the lot to allow for adequate drainage and prevent any standing water. Slopes of between 2 and 5 percent are generally recommended as part of a drainage solution for parking lots.

If you’re looking to reduce some of the runoff that goes into your storm sewer — a bioswale might be  good opportunity. By allowing some of the water to percolate underground in the landscape of your lot, you reduce runoff.

Landscape

If you want your parking lot to look great too, we’d strongly consider installing landscape boxes, or planting trees and/or flowers in areas around curbs or medians. Trees can even help shade parked vehicles and protect the lot surface from the sun’s rays. 

If your business will be frequented at night (or if you just want to improve nighttime security), consider installing lighting.

In addition to all of this, there’s obviously the importance of properly surfacing it. Ideally, parking lots should consist of a base aggregate and an asphalt surface, with perhaps tack coats as well. 

While things like landscaping and parking lot lines help improve aesthetics and flow, respectively, understanding the drainage, the projected traffic and ensuring the asphalt work is done correctly can all help a parking lot last longer without maintenance or repair.

Parking lot curb is a crucial component of any parking lot that often go unnoticed until they are damaged and disfigured. 

There are various types of parking lot curb which serve different purposes including:

• Barricading certain areas
• Collecting water runoff
• Ensuring traffic safety 
• Enhancing aesthetic appeal of the business

If you are considering redoing your parking lot, you will most likely have to re-do your curb as well.

Curb Options For Your Business

It is imperative to understand the various curb options available and which among them is best-suited to your specific application.

Essentially, they are classified into 3 options:

Option One: 18” High Combination Curb & Gutter

If your business is on a major street, or if your parking lot serves as a retail parking lot for busy shoppers or for any other purposes that make it a high-traffic area, you need curb which is extremely strong. Such parking lots face constant abuse from vehicles, and curb is always on the receiving end. 

18” high combination curb and gutter  is the sturdiest option to consider. Not only is it  tough and reliable for such locations, but also great for drainage.Such installations are typical along streets and parking lots in urban spaces, particularly in asphalt-paved parking lots. 

This offers the benefit of having drainage inlets with grates in the gutter line..

This type of curb extrudes well with machine installation and provides a clean and definite boundary for the asphalt pavement.

Option Two: 18” Standing Curb

18” standing curb is the second most robust option and does not offer the drainage advantages provided by the 18” combination curb and gutter. It also provides a clean and definite boundary for the asphalt pavement.

This curb is a good option if you are looking for a robust curb to create a solid barrier against cars trespassing into unwanted areas.

Option Three: Extruded Curb

Extruded curb installed on top of the pavement is the cheapest, fastest and easiest option of curb to install. 

It is not very robust and often gets knocked around leading to premature failure. It does not offer a clean line when paving and requires plenty of upkeep to extend its life.

Extruded curb installed on top of the pavement is best suited for parking lots with less traffic or highly cautious drivers. It cannot withstand heavy abuse like the other two options mentioned above.

With time, your asphalt parking lot is bound to take a beating from harsh weather elements, heavy use, and old age. 

Your once bright, smooth and fresh parking lot cannot stay new forever and you ought to be prepared for the day when deterioration takes over. Typically, a well-paved asphalt lot can last for 20+ years, but its condition after this long depends on many factors.

When It’s Time to Throw In The Towel and Commit to an Asphalt Repave:

Of course, every time you see a crack within your lot does not necessitate an overhaul and repave of the lot. There are tons of options to give your lot a makeover and so it looks new again — from fixing potholes, to repainting/ striping your lot.

But, some damage is too big for the band-aids mentioned above. We’ve put together some tell-tale signs to know when it’s more economical to repave your lot instead of fixing it.

1. If it starts showing alligator cracks

As the name suggests, alligator cracks resemble the scaly coat of an alligator. Cracks occur on asphalt paving as a result of old age and exposure to harsh weather elements. 

With time, you are likely to note cracks widespread in areas that experience regular traffic, and they tend to deepen or enlarge with time. The freeze-thaw cycle in Ohio is especially brutal in contributing to alligator cracks.

Water seeps through the crevices and causes lasting structural damage to the lot’s foundation. If cracks have grown big and affected the integrity of your parking lot structure, it’s time to consider repaving it.

2. If you notice several potholes on the lot

If the parking lot starts developing potholes, that’s a definite indication that it’s time to repave it. Potholes start small and grow big fast if unchecked. 

Plus, not only are they ugly and unappealing to your guests and customers, but also dangerous to their vehicles. They can damage their cars and affect your reputation, and maybe even result in liability issues.

3. If it is older than 20 years

As mentioned earlier, most paving lots have a lifespan of up to 20 years if properly paved. If yours is already a decade-old, then it’s time to repave it before it starts developing severe problems. 

Repaving it will give it a new fresh look and improve its structural strength.

4. If it’s faded

When an asphalt lot is new, it possesses a rich black color that is appealing to the eye. Over time, the sun’s UV rays and regular traffic flow causes a lot to fade. 

Although fading alone does not indicate the need for a repave, it could be an indication of a weakened pavement that is now more susceptible to cracks and damage — especially when seen in combination with other signs. Consult a professional asphalt paving contractor to see if it’s time to sealcoat your lot.

Sealcoating will help preserve the life of your lot, and can often be used instead of a total repave. Here are some things to keep in mind when considering sealcoating:

• You don’t want to sealcoat every year.  Too much sealer can build up start to flake off and be messy .
• Typically you should only sealcoat every 3 to 5 years depending on parking lot use.

5. If it becomes dented or bumpy

Heavy traffic on your pavement from large, loaded vehicles can cause it to develop dents over time. Areas such as in front of the dumpster where heavy loading and unloading often takes place may be the most affected. 

Dents and dings result in a bumpy experience when driving on the lot. They also lead to pools/puddles of water that don’t drain properly and can cause massive damage. If you notice these dents and water pools, it’s time to contact a pro for repaving services.

Cost Considerations Before You Repave:

If you notice the above signs on your asphalt lot – and maybe over 1/3 of the lot’s surface area is covered with such damage (potholes, cracks, dents, etc.), then it’s more worth your money to repave it instead of fixing it. 

However, repair costs can vary widely depending on the nature of repair required. Plus, considering that repairs are likely to be done more often, the total costs for repair are higher when compounded as compared to repaving costs.

Does your lot sound like it might be in need of a repave? Contact us for an estimate, and we’ll get your lot looking brand new again in no time.

When choosing a material for parking lots, one of the primary considerations is cost. 

Appearance and maintenance are two important concerns as well — and can play into costs in sneaky ways you might not think of up front. 

Most property owners weigh the choice between a concrete vs asphalt parking lot, and each has their pros and cons. 

Here’s what you need to know about each surface, including cost.

What Are the Benefits of a Concrete Parking Lot?

Many building owners consider concrete to be the more visually appealing option, especially with many color and texture options available, but that comes down to taste and the surroundings of the area. 

Concrete typically has a higher cost of installation, but long-term maintenance costs are lower than asphalt as they do not require as much maintenance. 

Concrete also stands up to heavy vehicles, large trucks, and lots of traffic better than its asphalt counterpart, and has an average lifespan of 30 years.

What Are the Benefits of an Asphalt Parking Lot?

Asphalt parking lots are durable, easy to repair, and have an average lifespan of 20 years. 

If a portion of the lot becomes damaged, fixing that area is much simpler, whereas broken concrete needs to be removed and replaced when cracks or other damage occurs.

Asphalt is also much quicker to install and can usually be used just a day or two after completion. Concrete can take twice as long to install and curing can take significantly longer and varies depending on the season.

Environmental Concerns

Asphalt is almost completely recyclable. When an old parking lot is removed, it can be ground up and made into materials used in a new lot.

Concrete can also be broken up and recycled, but not to the same degree. 

The climate in your area will also affect your choice of material. Asphalt will hold up to the harsh conditions in colder climates, especially areas with a heavy freeze/thaw cycle. When the weather does cause damage, cracks and holes are easily filled. 

Concrete will perform better in extremely hot environments, but repeated freezing and thawing may cause you to replace the lot sooner than average and drive up your overall costs.

Making the Right Decision

Asphalt is generally considered a good choice for most applications, especially areas with freezing winters and warm summers. The costs to install are low, but routine maintenance is necessary. 

Concrete is the right choice if your building is located in an area with scorching summers and mild winters, if you need your lot to stand up to continuous heavy-duty traffic, or if you have the budget and the extra time for installation.

To learn more about choosing asphalt or concrete for your parking lot or to get your project started, contact us!

If you’re looking into repairing the asphalt parking lot on your commercial property, you probably have a lot of questions before getting started.

We’ve put together this guide of the questions we commonly hear from property owners who are looking into having their asphalt lot repaired, as an easy way to find all of the answers you’re looking for before the ball gets rolling on your new lot.

Who can perform parking lot repairs?

Asphalt paving companies repair and replace parking lots. Depending on the contractor, “repair” can mean anything from touching up cracks and damage to the lot, to fixing the drainage on the lot.

Look for a paving contractor near you to get an estimate for work.

How much does parking lot repair cost?

Costs vary by the amount of work needed, the size of the parking lot, and the depth of asphalt used on site. Resurfacing and other repair services cost less than replacing asphalt in general. 

Typical costs per square foot to repair an asphalt parking lot are $1.25 to $1.50 per square foot.

To get an estimate of material cost that is more specific to your lot, check out our asphalt calculator estimating tool.

What does parking lot repair traditionally entail?

Parking lot repair generally addresses structural flaws in the asphalt and include:

• Fixing ruts – Depressions in the parking lot surface caused by wheel loads or soil problems, which can cause hydroplaning if not treated
• Sealing cracks – Causes of asphalt cracking include sun, water damage, poor parking lot construction, and freeze and thaw cycles.
• Resealing – Every two to four years, parking lots should be resealed to protect against weather-related damage
• Resurfacing – Resurfacing extends the lifespan of an old parking lot by as much as 15 years, by covering over the surface with another standard 1-½” layer of asphalt.This is a cost cutter method it can sometimes work on a parking lot in fair condition, but not the preferred method. In some cases you may need a leveling course first.
• Milling – Milling to remove 1.5 to 2 inches of asphalt may be necessary before resurfacing if the parking lot drainage is poor or for profile adjustments.

It’s important to repair cracks annually, as small cracks can grow into larger problems if not treated. Ruts should be fixed when they exceed 1/3-inch in depth.

Does striping happen during parking lot repair?

Striping is a separate service from parking lot repair; however, many paving companies also offer striping services. 

Before you hire a paving contractor, make sure they can talk you through your striping options. 

How do I get a parking lot repair scope of work?

Scope of work is important. If this is your first parking lot as an owner, buyer beware! Some people don’t spell out their work procedures clearly to confuse the buyer.

One contractor can spell out 1-1/2″ at finish, plus a leveling course added together may total 2″. 

While another just simply states overlay parking lot with asphalt. You may only be getting 1-1/4″ of asphalt in 1 course. That makes them cheap/ low cost, but poor quality.

Your parking lot contractor will provide you with a scope of work as part of the bid seeking process. 

The scope of work will help you understand what needs to be done and why, and can be useful when comparing bids from several paving companies.

Is parking lot repair a capital or expense?

The answer is, it depends. Parking lots fall under the category of tangible personal property. In 2014, the IRS updated the “improvement rules” section of the tangible personal property regulations, which is where parking lot repair would fall.

According to the IRS, parking lot resurfacing or concrete replacement can be capitalized. Routine maintenance, which is defined as actions the parking lot owner expects to repair periodically during the lifetime of the parking lot, are expensed.

To help parking lot owners best classify their parking lot expenses, the IRS suggests a 10-year time frame. If you expect to perform maintenance more than once in a 10-year period, it should be expensed. If you plan to only do something once in a 10-year period, you may capitalize. 

For example, resealing the parking lot or sealing cracks, an annual activity, can be expensed but milling and resurfacing, an infrequent action, counts instead as capital.

Do you have more questions about commercial asphalt lots?

Feel free to contact our team at any time with any questions you may have about asphalt installation, and repair. 

If you’re looking for tips on how to keep your asphalt looking great (and avoid frequent repairs!) be sure to check out our eBook on asphalt care and maintenance.