Sealcoating Asphalt Driveway: Best Practices

Quality sealcoating products help boost an asphalt driveway’s curb appeal. Yet sealers are not merely for aesthetics as they also protect the surface from harmful elements like heat, rainwater, and snow. To perform as expected, sealcoating products must first be applied properly—a process that entails the following steps:

Make the necessary driveway repairs.

Sealers barely have any effect on uneven surfaces. For this reason, it is important to fix existing cracks and holes first before applying sealant. Paving experts typically use a patching compound for small cracks and dents similar to the putty used for windows. For bigger holes, it’s best to use cold blacktop patch. Patches are left to dry completely for a few days before sealing commences.

Apply sealer during nice weather.

Expert paving operatives wait until the weather is cooperative before they begin any sealcoating project. Even the slightest precipitation can defeat the purpose of applying sealant. Some experts recommend that the best time for sealcoating is between the months of May and September, especially when applying the acrylic-based variety.

DIY sealcoating is possible, but if you want minimal business disruptions, it’s best to call on professional asphalt driveway specialists who can carry out the job in an efficient manner. This way, you can minimize disruptions to business operations.

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Common Enemies of Asphalt Pavement

Many business owners prefer asphalt to concrete pavement for various reasons. Among other things, asphalt is more economical yet just as durable as concrete when used only for lightweight vehicle parking. In addition, asphalt looks more appealing than concrete while the smoothness of its surface keeps friction to a minimum. Yet like concrete, asphalt has its weaknesses that, if addressed properly, can be surmounted.

Heavy Loads

Most asphalt pavements are designed for vehicles no larger than a mini-truck. A large truck will leave tracks on the asphalt, so allowing such a heavy load to sit on the pavement for a long period may create a few centimeters of depression. Even heavy dumpsters have to be parked well away from an asphalt pavement or on a concrete padding to prevent the same consequence.

Sunlight

Unfortunately, asphalt is susceptible to sunburn. It can easily lose its dark color due to extended exposure to sunshine. The heat from the sun can also hasten the oxidation of asphalt’s oil component, weakening its ability to hold the rocks together. This leads to quick disintegration of aggregates, which causes the formation of potholes.

Surface Water

Water affects asphalt just as much as sunlight does. In particular, water loosens the bond between the asphalt and the aggregates, causing the pavement to slowly collapse and form cracks. To prevent this from happening, the entire asphalt pavement must be designed with proper drainage. In addition, all water formation in uneven areas across the pavement must be removed right away.

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When should you Call Paving Contractors?

Asphalt pavements are durable, but their integrity can be compromised if the proper installation and maintenance measures are not observed. Prompt professional repairs, however, can reduce further asphalt pavement distress. It is advisable to consult paving contactors in the following scenarios:

When you find potholes and other pavement flaws

Over time, pavements develop linear or transverse cracks because of natural corrosion and improper asphalt application. If left untreated, the cracks form a characteristic alligator pattern that eventually gives way to potholes. Aging pavement consequently needs patching and milling or total replacement, depending on the extent of defects.

When you catch a catch basin problem

Patches of the pavement may accumulate water and other fluids due to drainage or catch basin problems. Insufficient cleaning may cause sediments to build up in this drain system. Aside from drain upkeep, uneven surfaces or inappropriate slopes that also contribute to the problem need to be repaired by a paving contractor.

When your dumpster is causing damages

To keep pests from burrowing underneath the dumpster, a thick concrete pad must be put in place. If a concrete pad is not installed, or if the existing one shows severe wear and tear, your paving contractor can perform the necessary repairs.

A paving company can also advise you on the appropriate maintenance measures, like sealcoating, which extend the life of the pavement. Such expert advice can help preserve your asphalt-paved property and enable you to get the full value of the investment.

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How to Improve Your Store’s Curb Appeal

Are you redesigning your storefront? Make sure your retail shop’s exterior creates a great impression to attract more customers. Here are some tips on improving your store’s curb appeal:

Maintain an inviting building façade and entryway.

A dark, beat-up, or seemingly abandoned boutique may send potential customers scurrying away. Applying a fresh coat of paint on the building façade can do wonders. Replace or refurbish old and worn doors and windows. Be sure to install ample lighting fixtures.

Put up a visible, eye-catching signage.

Your signage represents your brand, so it should grab people’s attention for all the right reasons. Make sure the sign is readable even at a distance and is well lighted at night. Use logos or photo representations of what you sell if your name doesn’t make it obvious.

Arrange attractive window displays.

The products or samples displayed at your storefront should show the highlights or the overall theme of your inventory. Select your best offerings for the season. Aside from standard products, you can also put up posters of your promos and special offers.

Have a well-maintained parking lot.

A lot of customers get discouraged at the sight of a poorly kept parking lot. You might want to hire a paving company that can perform the necessary upkeep and ensure a safe and even parking surface. The line striping can also be updated to make the parking area appear more organized.

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The Importance of Parking Lot Maintenance

Most parking lot owners or operators likely have little worry about maintaining their properties for as long as customers keep pouring in. For them, all it takes is to a bit of cleaning and sweeping off dirt and dust. It’s probably only when they are hit with a premises liability lawsuit that they think to themselves, “I should have maintained my property better.”

A parking lot is a heavy traffic area that bears the weight of combined heavy and light vehicles on a daily basis, requiring utmost maintenance efforts. It’s also exposed to the elements, ranging from harmful UV rays to rainfall. A good way to combat negative effects due to those factors is to apply a sealcoat to the surface as a layer of protection.

A parking lot that’s not been regularly applied with a sealcoat is prone to potholes, cracks, and rough or uneven surfaces. These can prove to be a trip hazard, with any unfortunate person stepping on it, and then slipping and falling, thereby incurring injuries. This scenario, of course, is ripe for a premises liability lawsuit, which no property owner would ever want to have to deal with.

Facing a case like this is not only expensive, it can also tarnish a business reputation as well. To avoid such legal issues, maintenance should be on every property and parking lot owner’s mind. Simple efforts like filling in cracks and potholes can help, as well as sealcoating.

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Asphalt Paving: A Close Inspection

In both American and British English, there exists a figurative phrase “pave the way,” which actually dates as far back as the 1580s. “Pave the way” means to “make smooth.” This particular meaning still stands until today, but the word “paving” itself is now typically associated with roads, driveways, and parking lots.

Property owners have two main options to smoothen out any rough or uneven surface within their property: asphalt or concrete paving. Both of these bear similarities when it comes to their composition since the two are made using aggregate or crushed rock and sand. However, the binding agent in concrete paving is cement mixed with water, while it’s bitumen for asphalt paving.

Bitumen is something that many may have heard of but likely don’t have any idea of what it is. It is a highly viscous liquid that is derived from petroleum or oil deposits typically appearing as brown-black. The substance is known for its adhesive and waterproofing properties, which is why it is often used in roofing and construction applications.

Once laid out, asphalt paving can serve property owners for many years since it’s highly durable and weather-resistant. However, as with any type of paving, the key is to have a solid foundation. Thus, those who are planning an asphalt paving project are encouraged to first build a solid foundation layer.

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The Process of Consulting Paving Contractors

How does a consultation with paving contractors go? More importantly, how should it go? In trying to improve your property’s parking area, curbs, and driveways, you need to be particular with your problems, and the contractor needs to be specific with the services, as well.

Assessment

After that initial phone call, the contractor needs to comprehensively assess the areas concerned. You may have received complaints on some cracks or potholes in the pavement, or on hazardous, broken curbs and improper markings, etc. An expert should inspect the damages in order to recommend the plausible solutions.

Aside from repairing damages, you should also be keen about the routine maintenance of your pavements. For that, the contractor should assess the areas thoroughly before offering the appropriate upkeep measures and arriving at estimates or negotiations.

Available Solutions

The contractor should present all options for repairs and maintenance. For instance, some pavement damages can be patched or milled, while extensive deterioration may require total resurfacing. In these situations, you should be informed of the extent of the job and the implications to your business (e.g. whether you need to limit or stop operations temporarily).

Sweeping, sealcoating, and line striping are usually done for maintenance. Proactive paving contractors should detail the materials to be used and the benefits you can reap from them. Blacktop sealcoating, for instance, can extend the life of the asphalt and refurbish its uniform look. The professional company will also advise you regarding the project’s timeframe or routine schedule.

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Preparing an Office Building’s Exterior for Sale

When an office building is going to be put up for sale, improving the exterior and overall curb appeal is important. Such commercial properties need to be staged and, in some cases, even renovated before having it listed and opened for potential buyers. Aesthetic appeal can certainly increase the property’s monetary value, lessen the work the buyer needs to do, and close the deal faster.

Here are the important areas to consider when improving the office building’s curb appeal, from top to bottom:

• Roof

Commercial properties with a roof in good condition are generally preferable for better insurance rates and minimal upkeep requirements. Consider replacing the roof altogether for major damages, or promptly fix minor repairs like broken shingles, tiles, or flashings.

• Building Exterior

The appearance of the building’s exterior walls, door, and windows are all vital to improving its overall façade. Have the walls power washed and repainted as necessary. Repair or replace the door and windows with sleek fixtures.

• Landscaping

Lively landscapes make the building look calming and refreshing, which would appeal to both workers and clients. Prune the landscaping plants and trees appropriately, and tidy up the lawn and surrounding spaces. Reinforce curbs and barriers to prevent damages to the landscape.

• Parking Spaces and Driveways

Well-maintained parking spaces and driveways provide convenience and security for the business employees and clients. Organize the parking and driving areas with a layout that maximizes space and clear traffic flow markings for safety.

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Factors that Cause Deterioration of Pavements

Parking lots in commercial establishments, like offices and retail stores, are exposed to heavy traffic on a daily basis. For this reason, property owners and managers have to keep an eye out on any sign of pavement deterioration like potholes and cracks which can obstruct daily operations. Sadly though, heavy traffic is not the only cause for pavements to deteriorate. Here are some other causes:

Extreme heat

Summer temperatures experienced in the East Coast states like New York and New Jersey may not be as bad as ones experienced in Western states like Nevada and Arkansas, but NJ property owners still have a lot to worry about when it comes to extreme heat. Triple-digit temperatures can cause asphalt paving to buckle, making them unpassable and unsafe for vehicles.

Extreme cold

If extreme heat is not good for pavements, so is extreme cold. Here, when the mercury dips low, a frost heave occurs which allows water to get under the pavement. When the water turns to ice, the pavement expands and thus tends to blow up, leading to cracks.

Improper maintenance

At times, the weather doesn’t pose any problems at all, but pavements still deteriorate. Possibly the biggest reason? Improper maintenance. To prevent pavement damage due to improper maintenance, property owners should draw up regular cleaning and sealcoating plans with the help of professional paving contractors.

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When is NJ Asphalt Paving Maintenance Necessary?

Asphalt pavement maintenance is a challenge for commercial establishments with parking lots and outdoor driveways. Aside from keeping these surfaces clean, these asphalt pavements need to be routinely checked and reinforced for the convenience and safety of the numerous employees and customers that use them. That said, when is NJ asphalt paving maintenance necessary?

Before knowing when it's appropriate to perform maintenance, you have to understand why asphalt pavements deteriorate. These surfaces are often exposed to chemicals such as oil and gasoline that leak from vehicles. Traffic, heat from the sun, moisture from wet weather conditions, cleaning methods, and other factors also attack the asphalt pavement. These are the agents that weaken the binders in the asphalt and lead to the deterioration of the pavement.

When the wear and tear factors take their toll, the asphalt paving can erode, crack, incur uneven color, and become less smooth. Loose stones, sand, and gravel, essential to asphalt, can also scatter and cause uncomfortable driving and even accidental injuries to passersby. Rougher roads are also known to decrease fuel efficiency and tarnish the mechanical parts and tires of vehicles faster.

The most cost-effective way to preserve the quality and extend the life of asphalt pavements is by preventive maintenance. Sealcoating should be applied every two to three years or more often, as dictated by the volume of traffic and load that the pavement encounters. This avoids costlier repairs and even costlier consequences of pavement deterioration.

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What Gives Your Asphalt Parking Space a Hard Time?

Like other materials, asphalt has its weaknesses. So when you choose asphalt for your parking space, you have to know what can damage your asphalt. Reducing the effects of these elements to your parking space will save you from additional maintenance cost. Here are some of asphalt parking spaces’ greatest enemies.

Heavy Load

Horizontal structures like parking spaces are designed to deal with stationary and moving loads. However, there’s a set maximum tolerance for each type of pavement, particularly an asphalt-based one like your parking space. If your business involves regularly dumping huge amounts of waste products, provide a space away from the parking lot for the dumpster. Heavy dumpsters are known to leave obvious dents on asphalt pavements.

Radiation

When it's about radiation, the first thing that normally comes to mind is nuclear fallout. The truth is radiation is everywhere, namely sunlight, which can be dangerous to the health of your asphalt parking space. Sunlight can drain the oil holding asphalt particles together, causing them to slowly disintegrate. To prevent this, many trusted pavement companies apply a certain type of coating on the asphalt surface.

Crude Oil

While asphalt contains oil, this isn’t referring to crude oil. Many vehicles parking on your parking lot may leave spills of crude oil derivatives on the asphalt surface. These products can cause asphalt molecules to disintegrate and, in the long run, become as coarse as typical soil. 

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Prolong the Life of Your Parking Space

Having a large parking lot means more customers can stop by your store to buy your products and services. With stricter parking regulations in almost all cities, many motorists are always on the move to find a place where their vehicles can rest unharmed while they are dining or buying goods and supplies. This is why improving the quality of your business’s parking space is a good investment that may yield a quick return on investment.

However, space is not enough to make sure that your parking lot will remain an efficient source of income for many years. Sooner or later, it will have potholes and cracks that need to be fixed in order to make the lot safe for vehicles again. Fortunately, there are ways to prevent horrendous changes in your pavement and secure your bottom line.

The best parking lots have asphalt overlays. While asphalt performs well in harsh weather conditions, it isn’t as tough as concrete when resisting friction. Asphalt needs a shield or coating to, at least, prevent the weight of tires and debris from directly pressing it. Trusted pavement companies use special sealcoating products to laminate asphalt parking spaces.

Although the sealant provides a tough shield against debris and pressure, it’s susceptible to moisture and water like everything else. If soaked with water for a long time, the shield will dissolve until the asphalt is exposed. The parking space needs a well-designed drainage system to keep water exposure to a minimum all the time. 

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