Parking Lot Maintenance Parking Lot Potholes
Parking lots require maintenance because they are under constant stressors, such as traffic loads, temperature changes, moisture intrusion, and UV rays (oxidation by the sun). The most destructive force is moisture (rain water, snow, and ice) which leaks through cracks or slips under the pavement because of poor drainage design. This moisture infiltrates the foundation, spreading out - compromising more and more pavement as time passes. After the damage has reached a certain point, it will deteriorate at a faster rate, and a large portion of the parking lot can fail. Hopefully, before the parking lot needs a complete renovation, you will consult with an expert asphalt paver to repair or resurface it.
Free Consultation Water Penetration
When you notice cracks, alligatoring (a patch of interconnected cracks), or potholes, give our paving contractors a call. We will come out to provide a free evaluation and assessment and quote to repair them. Repairing cracks and holes stops water infiltration and helps prevent further issues. It also makes it safer for cars to drive on and patrons to walk on.
Our cost-effective repair is done professionally and with care. We will make sure it looks great and is a long-lasting fix. We can also let you know about any problem areas we see, and our tips for how to keep your parking lot in great shape for many years. If you need sealcoating or linestriping, we also offer those services. |
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Common Causes of Parking Lots Decline
Parking Lot Depression
Depressions are typically shallow in depth, directly lying over a sunken area in the foundation and may be accompanied by cracks. The fault could be a subbase settlement because of incorrect compaction during the build or from water intrusion. The depression mirrors how the foundation has settled.
They can also be caused by traffic heavier than what the pavement was designed for. Since garbage pickup and truck deliveries are often a necessity for business properties, it is important to plan for them in the parking lot design. Oftentimes, the entire parking lot doesn't need to be reinforced, just a dedicated lane can be built for these heavy vehicles and this will help prevent depressions and ruts in the asphalt from forming.
They can also be caused by traffic heavier than what the pavement was designed for. Since garbage pickup and truck deliveries are often a necessity for business properties, it is important to plan for them in the parking lot design. Oftentimes, the entire parking lot doesn't need to be reinforced, just a dedicated lane can be built for these heavy vehicles and this will help prevent depressions and ruts in the asphalt from forming.
Alligator Cracks
Alligator Cracks are so named because the interconnected cracks resemble the pattern of alligator skin. If your asphalt pavement has a section of "alligatoring", it may need to be cut out and repaved. Alligator cracking is also known as fatigue cracking and is often a sign of the foundation failing or overly heavy loads repeatedly passing over it. When repairing these cracks, it is important to improve the foundation and use the correct grade of asphalt for the type of traffic your parking lot encounters.
Parking Lot Potholes
Potholes can form for several reasons. One of the most common and misleading is from asphalt cracks. When a crack forms in one part of the parking lot, it can allow water infiltration. The water then moves through the substrate and settles somewhere. Later, when there is a freeze, the water expands, and puts pressure on the substrate, which then pushes on the asphalt. When the freeze is over, the thaw leaves behind a void. This cycle can cause potholes to form far away from the original crack. The best way to avoid potholes is to repair large and small cracks, and to repair potholes before they become a source of water intrusion as well.
How to Repair Parking Lot Damage
Drainage Ditch for Parking Lot
Crack Repair: Cracks in asphalt can happen from natural shifts of the earth. However, they also allow water infiltration that leads to potholes developing. Smaller cracks can be repaired with a commercial grade crack filler and sealer. Larger cracks will need to be cleaned before being filled with rubberized crackfiller. Note: Cracks must not be over-filled otherwise they are a safety hazard to motorcycles. This is due to the low tire surface area of motorcycles and bicicyles - the bump can contribute to loss of control, and the fill material has a slicker surface than the surrounding pavement.
Pothole Repair: To patch a pothole, first all crumbled pavement is removed. The area around the pothole is cut out, and a clean and neat rectangle is prepared around the hole to make sure the new asphalt will have good adhesion. Then a solid subbase of gravel is relaid, and compacted. Finally, hot mix asphalt is added and paved just like a new section of asphalt would be.
Ponding Water: If pavement has standing water, we will evaluate the drainage and grading. Rainwater management is an important part of an asphalt paving project.
Pothole Repair: To patch a pothole, first all crumbled pavement is removed. The area around the pothole is cut out, and a clean and neat rectangle is prepared around the hole to make sure the new asphalt will have good adhesion. Then a solid subbase of gravel is relaid, and compacted. Finally, hot mix asphalt is added and paved just like a new section of asphalt would be.
Ponding Water: If pavement has standing water, we will evaluate the drainage and grading. Rainwater management is an important part of an asphalt paving project.
Resurfacing a Parking Lot
Resurfacing Town Home Parking Lot
Parking Lot Resurfacing: When an asphalt surface has been around for many years, but does not have a lot of damage, giving it a surface refresh may be a great option. Taking off the top layer and paving a new layer of fresh hot mix asphalt on top is known as resurfacing or mill and overlay. If there are deep potholes or depressions, those are evaluated and corrected at the same time. Overlays are often used for roads that have some cracks and wear, older driveways, and parking lots that have small potholes here and there. Asphalt resurfacing restores the smooth surface of the asphalt pavement and gives a more enjoyable drive for anyone using it. Overlaying is less expensive than tearing out and replacing asphalt pavement, and typically takes less time, making it an attractive option and important tool in parking lot maintenance.
It is important to note that any problems with the subbase will reflect back up through the overlay. This is why a reliable paving contractor will make sure to repair any issues with the foundation before performing resurfacing. The subbase must be repaired to prevent “reflective cracking”.
It is important to note that any problems with the subbase will reflect back up through the overlay. This is why a reliable paving contractor will make sure to repair any issues with the foundation before performing resurfacing. The subbase must be repaired to prevent “reflective cracking”.