Category: Blog

An asphalt pavement maintenance plan is a coordinated program of paving services that work together to help your pavement attain its maximum life in the most cost-effective manner. Whether you are responsible for a single parking lot or all pavements at numerous locations, a well-designed, professionally executed plan can provide you with a variety of benefits.

Why You Need an Asphalt Pavement Management Plan

What Are the Benefits of a Professional Pavement Management Program?

The primary benefit is that your pavement can have a much longer life, maximizing your return on the money you invested in its installation. A neglected pavement can have its useful life reduced by half or more. While an asphalt pavement that receives proper maintenance throughout its life can serve you for two or three decades, a neglected pavement can fail completely in less than 10 years. However, there are other benefits you can gain from a pavement maintenance plan.

1. It can make it easier for you to budget for your parking lot maintenance over multiple years. Your plan will specify how often you should have your contractor apply sealcoating, for example, or when you will likely need an asphalt overlay.
2. With a professional contractor assisting you, you do not need to worry about missing an essential service. You will have access to a schedule that shows when you should have crackfilling and other repairs performed.
3. Your plan can be tailored specifically for your pavement. The current age and condition of your pavement, your plans, and your budget can all be considered. When working with your contractor, you may discover innovative technologies or products about which you are unfamiliar, including infrared asphalt restoration or special additives for asphalt sealcoating Richmond pavements.
4. Professional preventive maintenance can make your pavement safer. Eliminating hazards that could trip pedestrians or unseat cyclists, maintaining an orderly flow of traffic, and reducing or eliminating congestion, confusion, and obstructions can all enhance safety.

What Does an Asphalt Management Plan Include?

As each pavement can have different issues, your plan may vary. However, most asphalt management plans include all or most of the following.

1. Your contractor will inspect and evaluate your pavement. Areas that are subjected to high levels of stress, damage patterns, drainage issues, and traffic flow will be identified and analyzed. Parking lots will also be checked for visible stripes and legally required pavement markings. Inspections should be conducted at least once every year.
2. After assessing your pavement, your contractor will recommend the procedures that are needed and their frequency. Your contractor will help you establish your priorities. For example, if your pavement has a large pothole in a high-traffic lane, that repair will normally need to be prioritized over several small cracks in a seldom-used area of your parking lot.
3. Although your schedule may vary, most contractors in the Richmond area recommend crackfilling every year, sealcoat applications every two years, and installing an overlay about every 12 years.

If you are interested in getting the most value for the money you spend on your asphalt pavement, contact US Asphalt Maintenance. We have over 35 years of industry experience, an impeccable reputation, and the skills and equipment to deliver high-quality work at reasonable prices. Our services include asphalt sealcoating, crack repairs, parking lot striping and pavement markings, and pavement maintenance programs. You can call us at 804-625-7325 or complete our online form to request a free quote.

Whether you work for a property management firm or own the business, the condition of your parking lot can either attract or repel customers or tenants. People want to feel safe while they are on your property, and they also want to feel confident that their vehicles will not be damaged. Making your parking lot safer can benefit your visitors, but it can benefit you as well. By reducing the number of accidents, you could reduce your potential liabilities. Fortunately, it does not need to be time-consuming or expensive to enhance your parking lot safety.

How Can I Make My Asphalt Parking Lot Safe?

What Are the First Steps for Improving Parking Lot Safety?

A safe parking lot begins with a proactive parking lot maintenance program administered by a reputable professional. Proper maintenance prolongs the life of asphalt paving, but it also makes the area safer. Potholes, large cracks, and poor traction can cause pedestrians to fall, inflict damage on vehicles, or cause drivers to lose control of their cars. There are four things that an effective asphalt maintenance plan should include.

1. The parking lot should be thoroughly inspected at least once every year. The purpose of the inspection is to identify any areas of damage, signs of poor drainage, or violations of local codes or federal laws. During the inspection, your contractor may recommend changes to your layout to alleviate areas of heavy congestion or eliminate blind spots or points of conflict that could contribute to an accident.
2. Parking lot repair should be performed as soon as possible once defects appear. Ideally, you should have your contractor repair cracks and potholes every six months if your pavement is more than a few years old or has previously been neglected. Breaks in your pavement are safety hazards, and they will only get worse. As they worsen, cracks and potholes will also endanger the life of your pavement.
3. Asphalt sealcoating is an economical way to help prevent cracks from forming in your pavement. Sealcoating protects asphalt paving from damages inflicted by the sun and automotive fluids, but it also enhances traction. Furthermore, it restores the pavement’s color and makes markings and stripes more visible. Most parking lots in the Richmond area need fresh sealcoating applied about every two years.
4. Your parking lot striping and markings should guide drivers and pedestrians throughout your lot. Well-defined spaces encourage drivers to park properly, and pavement markings help drivers and pedestrians navigate your parking lot safely. Other pavement or curb markings can identify no-parking areas, including fire lanes and loading zones, crosswalks, one-way and two-way traffic aisles, and spaces designated for accessible parking.

What Are Some Upgrades to Consider for Making a Parking Lot Safer?

If your budget allows, there are some upgrades that you might want to consider to enhance the safety of your parking lot.

1. Speed bumps can help enforce the speed limits in your parking lot by discouraging drivers from racing through your lot.
2. Properly installed lighting can help eliminate shadows and dark areas that can encourage criminal activity.
3. Surveillance cameras can deter criminals, but the recordings they provide can be invaluable if there is ever a question of fault in an accident or you need to defend yourself in a lawsuit.
4. Elevated islands placed at the ends of the parking lanes can prevent drivers from parking there and obstructing the vision of pedestrians and drivers.

For the high-quality maintenance services for asphalt paving Richmond businesses need, contact the experts at US Asphalt Maintenance. We have been serving clients in the region for more than 35 years and have built an exemplary reputation for workmanship and customer service. Our services include sealcoating, crack repair, and parking lot striping and marking. We can tailor a pavement management program to make it easier for you to ensure that no parking lot maintenance task is ever overlooked. You can use our online form or call 804-625-7325 to request a free quote.

Like many other tasks, asphalt sealcoating Richmond pavements requires a certain level of knowledge if the job is to be completed successfully. Contractors must know which sealant formula is the most suitable for the specific job, how to prepare the mix correctly, and which pieces of equipment will be needed for the application. Furthermore, contractors must know when the weather will allow a successful sealcoating application as well as when the job should be postponed until the weather improves.

What Is the Best Weather for Sealcoating in Richmond?

Is There a Particular Month That Is Ideal for Asphalt Sealcoating Richmond Pavements?

There are some locations in which the weather can offer ideal conditions for asphalt sealcoating for several consecutive weeks or even months. However, Richmond is not one of those locations. Asphalt sealcoating companies define ideal conditions as shown below.

1. The temperature is at least 70 degrees Fahrenheit at the start of the job and continues to increase throughout the day.
2. The relative humidity will not exceed 50% throughout the application and curing process.
3. A light wind should be present, but wind speeds should not exceed 10 mph during the application and the early drying stages.
4. Depending on the other factors, the asphalt sealcoating should receive between two and four hours of direct sunlight immediately following the application.
5. There should be no rain in the weather forecast for a minimum of 24 hours after the application. If it rains the night before work is scheduled, the job may need to be postponed.

Therefore, an ideal day would be bright and sunny with a temperature of at least 70 degrees and rising, low humidity, a slight breeze, and not a cloud in sight. Local asphalt sealcoating companies know that all of these ideal conditions will rarely be present on the same day in the Richmond area. Instead, they look for days on which all conditions combine to make sealcoating feasible.

1. Asphalt sealcoating can be successfully applied at temperatures as low as 50 degrees. However, the temperature cannot fall below 50 degrees throughout the application and for the next 24 hours. If it does, the sealant will cure very slowly or fail to cure at all. In addition, the lower the temperature, the more important it is that the other conditions are within tolerances.
2. Few contractors who offer sealcoating as one of their paving services will apply a sealant if the relative humidity exceeds 90%. Furthermore, if the humidity is above 75%, it may be necessary to incorporate an additive in the sealant mix. By volume, sealcoating contains a great deal of water that must be evaporated for curing to occur. In humid conditions, the water in the mix can find its escape route blocked by air that is already saturated with moisture. Since the rate of evaporation is tied to the temperature, a combination of excessive humidity and a temperature below 55 degrees may make sealcoating impossible.
3. A light breeze can help the sealcoating shed its water by clearing saturated air from above the pavement. However, if the wind is too strong during the application process, it can be difficult to ensure an even spray or to keep the spray from drifting onto landscaping, sidewalks, buildings, or vehicles. In addition, in extremely hot weather, too much wind can allow the top layers to dry too rapidly, trapping too much moisture beneath. This can cause the sealcoating to crack or flake.
4. Sealcoating at night or on an overcast day can present problems. If everything goes right, the sealant will cure once it has sufficient sunlight. Highly experienced contractors know how to do it successfully, but most of them prefer not to apply sealants late in the afternoon, at night, or on an extremely cloudy day.
5. Even light rain can mar the looks of uncured sealcoating, and a more substantial rain can thoroughly wash the liquid sealant from the pavement.
6. Sealcoating should not be done before crackfilling has been performed. Furthermore, you will need to have your parking lot striping reapplied after sealcoating; the sealant will cover all pavement markings. Contractors who offer all of these paving services may need to consider what the weather will be like on multiple days before accepting the job.

When you need asphalt maintenance in Richmond, trust US Asphalt Maintenance, we are known for exceptional quality and remarkable customer service. We have been helping companies protect and preserve their pavements for more than 35 years. Our paving services include parking lot striping and pavement markings, asphalt sealcoating, and crackfilling, and we also offer pavement management programs that can save you time and money. In addition, we have a driveway division that serves Richmond, VA homeowners. Contact us for a free quote by calling 804-625-7325 or submitting the online request form.

Property managers sometimes feel as if they are being pulled in several directions at once. Their daily schedule often includes showing available units to prospective tenants, fielding calls from current tenants who have a question about their lease or need a maintenance service, processing invoices for payment, and preparing work orders for the maintenance staff. In addition, they must find time to prepare payroll, interview candidates for job openings, create and place ads for vacant units, supervise staff members, and prepare reports for property owners or stakeholders. Although it is not uncommon to forget a task, one thing that no property manager can afford to overlook is the asphalt maintenance on their parking lot or other pavements. Without proper maintenance, the life of an asphalt pavement will be dramatically reduced, so property owners will not realize the return on investment that they expected. Furthermore, the pavement will require costly repairs throughout its abbreviated life. If you are a property manager, the following tips can help you ensure that your asphalt pavements receive the care that they need.

Asphalt Pavement Tips for Property Managers

How Can Property Managers Prolong the Life of Their Asphalt Pavement?

The age, current condition, and use of your asphalt pavement should guide the selection of the services you will need. For example, a seldom-used walkway should need fewer repairs than a busy parking lot, but a walkway that has been neglected for the entire 10 years of its life may need a greater variety of services than a sidewalk that has been well-maintained for 20 years. Therefore, some of the following information may not apply in your particular situation.

1. Choose the right asphalt paving company.

Selecting the best asphalt contractor does not have to be a daunting task. The company should be reputable and professional with verifiable references. Consulting with other property managers in your area can often simplify your search.

Make an appointment with at least three professional paving maintenance contractors to perform a physical evaluation of your entire asphalt pavement. If possible, stay with the contractor during the inspection so that you can ask questions and take notes. Compare written proposals, but you should keep in mind that cheapest is not always best.

2. Know which services should be routine and which qualify as an emergency.

When properly constructed, new asphalt pavement will need little maintenance beyond routine cleaning and sealcoating. Asphalt sealcoating is an important preventive maintenance procedure that preserves the natural beauty of the pavement and protects it from premature deterioration. The first application of a sealcoating material should be performed when the new asphalt has cured. Subsequent reapplications should be performed every two years or as recommended by your sealcoating contractor. Sealcoating helps protect asphalt pavement from environmental damage, including the UV rays emitted by the sun.

Another important preventive maintenance procedure is crack repair. Depending on the age and condition of your pavement, you may need to have cracks filled or sealed once or twice every year. Sealcoating should not be performed until any substantial cracks in the pavement have been repaired. Cracks can be relatively easy to repair as they appear, but neglected cracks will eventually lead to costly repairs.

Routine crack filling and sealcoating procedures allow the perfect opportunity to evaluate the efficiency of your parking lot striping and other pavement markings. Your striping contractor can help you with a new layout that can improve efficiency as well as the safety of drivers and pedestrians. It is also important to remain compliant with all local and federal regulations.

Areas of subsidence, alligator cracking, and numerous large potholes typically indicate that the pavement’s foundation has been eroded. This is almost always caused by water that has penetrated to the foundation through open cracks in the surface of the pavement. Foundation repair is not a routine procedure, but it should be considered an emergency procedure. Once the foundation has suffered extensive damage, your only choice will likely be to have your contractor tear out your existing pavement and rebuild it from the ground up.

An asphalt overlay could be considered a routine procedure or an emergency repair. At some point during your pavement’s life, it will no longer be cost-effective to keep repairing it. If the pavement has been properly maintained throughout its life, it should not need an overlay until it is 12 to 15 years old, but a neglected pavement could need an overlay in half that time. An overlay gives you the look and performance of a rebuilt pavement, but it costs considerably less.

3. Prepare your budget carefully.

Using historical data or estimates from contractors, budget for all pavement-related expenses you expect to incur during the coming year. If possible, create a multiyear budget so that you can include routine services that will not be needed every year, including sealcoating and an overlay. You should also have a reserve account to handle unexpected expenses. For example, it will save you money in the long run if you can have a small pothole repaired or a drainage problem corrected immediately. However, if there is no money in the budget, you could be forced to delay the work, and the damage could become more extensive and more expensive to repair by the time you obtain the necessary funding.

4. Ask your contractor whether he offers a preventive maintenance plan.

A preventive maintenance plan that is tailored to your needs can often save you money, but it will virtually always save you time. Once you sign a contract that specifies the procedures and their timing, you can put your maintenance program on autopilot. You no longer need to inspect your pavement for damage or keep up with what needs to be done and when. Your contractor will take care of the inspections and the scheduling.

Let Us Simplify Your Job

If you are looking for a paving company that delivers high-quality work at affordable prices, you can trust US Asphalt Maintenance. We are the company that property managers count on for comprehensive asphalt management. Our services include parking lot maintenance, sealcoating, asphalt striping and pavement markings, and asphalt crack filling. For the exceptional pavement maintenance and asphalt repair Midlothian VA property managers need, contact us for a free quote by submitting the online form or calling 804-625-7325.

Winters in Chesterfield County can vary considerably from one year to the next. However, during a typical winter, your asphalt pavement will be subjected to multiple freeze/thaw cycles, freezing rain and sleet, and snowfalls that can result in accumulations of up to four inches. Around the middle of February, asphalt companies begin receiving numerous calls from property owners and managers who are dismayed by the condition of their asphalt parking lots or other pavements. Before the onset of cold weather, their pavements had a smooth, unblemished surface that had a lustrous, rich, dark color. With the official end of winter still a month away, they are chagrined to find that their pavements look dull and are showing signs that the sealant has deteriorated. The question that they want answered is whether it is warm enough to have fresh sealant applied. The answer is that it is probably not going to be possible to perform a high-quality sealant application before the middle of March. However, there could be isolated days before that date when it might be possible. To understand why contractors prefer to avoid sealcoat jobs during the winter, it might be helpful to understand how temperatures affect sealants.

How Warm Does It Have to Be for Asphalt Sealcoating?

How Do Temperatures Affect Asphalt Sealants?

By volume, sealant mixes contain more water than any other ingredient. This water must be evaporated for the sealant to cure properly and form a continuous film that creates a hard shell over your pavement. As you are probably aware, the higher the temperature, the greater the rate of evaporation. This is why a pan of water placed on a stove burner at high heat will evaporate faster than an identical pan of water sitting on your kitchen counter, which will evaporate faster than an identical pan of water placed in your refrigerator.

Sealant manufacturers specify that their products should not be applied unless both the ground and air temperatures are at least 50 degrees Fahrenheit and rising. Furthermore, for at least the first 24 hours after application, the temperature cannot fall below 50 degrees. If the sealant is subjected to lower temperatures, the particles will have difficulty knitting together to create a continuous film. In addition, even if the top layer seems dry, the curing process is not complete until the underlying layers have dried. These uncured layers will fluctuate with temperature changes at a different rate that the top layer, resulting in flaking and cracking of the sealant. At best, the life of the sealant will be dramatically reduced; at worst, the entire job will need to be redone if you want to ensure that your pavement is properly protected.

Are There Other Factors Besides Temperature That Affect Asphalt Sealants?

There are times when the temperatures are marginally acceptable, but other factors may still make it unwise to apply a sealant. High humidity levels and extremely still air both slow the rate of evaporation. If temperatures are marginal, the relative humidity would need to be below 50%; there should also be a slight breeze. Because sealants need to be exposed to several hours of sunlight to cure properly, the shorter days of winter can pose a problem, especially if the area lies in heavy shade.

The scope of the job can also influence a contractor’s decision about applying a sealant. For example, if parking lot striping is to be performed after the sealant is applied, the weather will probably need to be cooperative for two or three consecutive days. The type and scope of other asphalt paving services, including crack filling and pavement patching, can also be a factor. Extensive parking lot repair services to correct alligator cracking, sinkholes, or foundation issues may need to be completed before the contractor can even consider applying a sealant.

Because conditions can change rapidly, your best bet is to contact US Asphalt Maintenance for a free asphalt service consultation and quote. We keep a careful eye on the weather, so we can advise you on whether conditions will likely make it feasible to perform the work you need on the day you prefer. We are the company trusted for asphalt sealcoating Midlothian and Richmond properties for more than three decades. We offer an extensive range of services for maintaining asphalt pavements, including sealcoating, crack filling, striping and pavement marking, and preventive maintenance programs. We are known for our integrity, our high-quality work, our professionalism, and our customer service. For a free quote, call 804-625-7325 or submit the online form.