Asphalt pavement begins to deteriorate the moment a contractor installs it. Exposure to oxygen causes the asphalt binder to oxidize, and oxidation weakens the binder’s ability to hold the pavement’s materials together. The pavement becomes brittle and loses flexibility, cracks appear in the pavement, and moisture enters through the cracks and eventually reaches the base. More material around the cracks is lost. The cracks worsen, potholes appear, and the base fails. The property manager calls an asphalt contractor to evaluate the condition of the pavement, and he advises that the pavement is too far gone to salvage, so a total replacement is necessary. With proper maintenance, the life of the pavement would have been much longer. It costs much less to properly maintain asphalt pavement over an extended period than it does to pay for premature significant repairs or the total replacement of the pavement. However, many property managers face shrinking budgets and pressure from shareholders to increase profits. Fortunately, there are a few ways that you can stretch your budget to help ensure the health of your asphalt pavement.
What Can a Property Manager Do with a Limited Asphalt Repair Budget?
What Are Some Tips for Maximizing a Limited Asphalt Repair Budget?
A reputable and professional asphalt paving company can advise you on the benefits of adhering to a preventive asphalt maintenance program. You should also know what to look out for during your periodic pavement inspections. Report any issues or damage to your pavement contractor immediately to minimize damage and reduce cost. If you have a limited budget, you should prioritize seal coating and crack repairs.
Why Is Asphalt Sealcoating Important?
The effects of oxidation will eventually turn the color of asphalt pavement from black to dingy gray. This color change will indicate that your pavement is overdue for a sealant application. For new asphalt pavement, the first application of a sealant should occur as soon as the pavement cures properly. Most Austin paving companies recommend applying a sealant within the first year, followed by new applications every two or three years.
Seal coating will revitalize the appearance of the asphalt by restoring its original smooth, lustrous, dark color. More importantly, the sealant will waterproof the pavement and protect it from the sun’s damaging UV rays. Maintaining the seal coat is one preventive maintenance measure you should not skip if you want to ensure the longevity of your asphalt pavement.
Why Is Asphalt Crack Sealing Important?
Open cracks allow rain, runoff from sprinklers, melted ice, and even dew to infiltrate the pavement’s structure. Once moisture reaches the foundation supporting the weight of the pavement, it erodes the foundation, allowing the pavement to sag, buckle, or crack. Foundation repairs can be expensive and highly disruptive to traffic. Being proactive about your asphalt maintenance by budgeting for regular crack repairs can help prevent major repairs and extend the life of your pavement.
What Can Property Managers or Staff Members Do Themselves to Care for Asphalt Pavements?
Catching problems early is the most important thing that a property manager can do to help stretch a paving budget. Periodic, thorough inspection of all paved areas lets you identify issues, reducing the cost of necessary repairs.
If possible, use facility personnel to perform essential housekeeping measures that can prevent damage to asphalt pavement.
1. Keep the surface of the asphalt pavement clear of standing debris. Debris can trap moisture that may eventually enter the pavement, causing damage.
2. Remove oil and other chemicals from the pavement quickly. Petroleum-based products will act negatively on asphalt, resulting in premature deterioration.
3. Do not let vegetation grow in surface cracks or encroach on the edges of the pavement. Spray it with a safe, effective weed killer. Do not pull the live vegetation from the pavement; this could damage the asphalt and provide an entry point for moisture.
4. Keep the asphalt surface clear of grit, gravel, and stones. Hard, coarse objects can wear away the sealant.
Alpha Paving regularly works with property managers who need to get the most out of a limited budget. We would be happy to evaluate your specific needs and recommend an effective asphalt maintenance program for your pavement. We offer all the services you could need, including sealcoating, asphalt repairs, parking lot striping, asphalt overlays, concrete repairs, and new paving construction. However, we will never suggest any service that you do not truly need or that will not be a cost-effective solution. We can provide you with impeccable references who will attest to the quality of our work, our honesty, and our professionalism. Our customers include municipal and county governments, shopping malls, airports, hotels, educational facilities, hospitals, office parks, subdivisions, skilled nursing facilities, homeowner associations, and apartment complexes. You can request a free quote by calling 512-677-9001 or by filling out the online form.
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