Preventative Maintenance Services:

Like anything worth keeping long-term, an asphalt parking lot (or driveway) is an important component of your property investment. Asphalt pavements are subject to deterioration due to water and sunlight. Ignoring the signs of “wear & tear” can lead to pavement failures and more costly repairs.

By being proactive to protect your investment work closely with your pavement specialist to check for early signs of water intrusion, softening of subbase and oxidation of pavement.

The primary methods of protecting this valuable investment is sealcoating and crack sealing. The key to our quality sealcoating and crack sealing is preparation and using superior products in the application.

Sealcoat or pavement sealer is a liquid coating mixture that allows pavement to stay flexible for as long as possible by protecting the binder (liquid asphalt) that holds the pavement together. Sealer is only as good as the asphalt pavement which it is applied to. It is not intended to fill cracks or level the surface. It is a layer of protection, blocking out the elements: water, oils, and U.V. damage. Regularly scheduled sealcoating will more than double the life of the asphalt, saving you significant dollars down the “road.” Sealcoating every two to three years, applied appropriately and at the right time will prevent oxidation, weather damage, and will beautify your pavement.

Sealcoat Conditions Matter

  • A minimum of two coats should be applied.
  • Temperatures must be a minimum of 50 degrees and rising throughout 24-hours
  • Do not apply if rain is imminent within that same 24-hour period
  • Allow sealcoat to cure for 24-hours before allowing vehicle traffic on the surface.

The two most important reasons you need to maintain and repair “cracks” is because you don’t want moisture to penetrate under the asphalt surface causing more damage to your driveway or parking lot.

The second reason you should fill cracks in your asphalt is because if weeds push the pavement up and create more damage, the break in the pavement will almost always create a spot that can get larger and then allow water to seep under the asphalt surface and cause “pot holes”

Crack Filling versus Crack Sealing

Crack sealing is a method in which hot sealant is applied to working cracks.

What are working cracks?

Working cracks are horizontal and/or vertical movement in cracks greater than 0.1 inches. An example of working cracks is a transverse crack.

Transverse cracks are usually the first to appear in pavement surfaces, but other types of cracks can develop at the same time.

Crack filling is the placement of asphalt emulsion into non-working cracks to reduce water infiltration and to reinforce the adjacent pavement.

What are non-working cracks?

Non-working cracks are horizontal and/or vertical movements in the crack less than 0.1 inches. Examples of non-working cracks include longitudinal, diagonal and alligator cracks.

In contrast to crack sealing, crack filling treats pavement that doesn’t show significant movement

Grading of land means to cut dirt from a high spot and fill in a low spot as when grading and leveling of dirt is removed from high points and placed in low places making a level area, this type of grading is known as “cut and fill.”

Grading is used by construction contractors to level soil or material for base use of parking lot base, driveway base and sub grade base.

1. Transverse cracks

  • Cause: thermal shifts and are the first to appear.
  • The crack extends in a perpendicular fashion to the centerline or laydown direction of the pavement.

2. Longitudinal cracks

  • Cause: Poor lane join construction, pavement shrinkage, hardening of the asphalt and shifts in temperature.
  • Longitudinal cracks run parallel to the centerline or laydown direction of the pavement and appear later than transverse cracks.

3. Edge cracks

  • Cause: Seasonal thaw cycles that result in widening and deepening of the crack.
  • Edge cracks develop between the edge of the pavement and concrete curbs.

4. Seam cracks

  • Cause: Poor paving procedures
  • Seam cracks develop along joints of pavement.

5. Block cracks

  • Cause: improper construction of base courses or lack of drainage.
  • Block cracks develop in square pieces and are spaced between 4 to 12 feet. They often appear at the end of the pavement life.

6. Reflective cracks

  • Cause: Changes in the movement of the sub-base, causing the surface material to crack.
  • Correcting sub-base courses can help eliminate reflective cracks.

7. Alligator cracking

  • Cause: Deterioration in the asphalt from repeated traffic loading.
  • Alligator cracking is a series of interconnecting cracks that are extensive, close together and resemble an alligator’s skin.

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