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