Plan for Asphalt Preventative Maintenance

June 2, 2016

 

 

 

We all know that all things don't last...especially asphalt. That is why it is important to conduct yearly maintenance checkups to make sure you are taking the best and cost-effective strategies to maintain your properties asphalt over the long-term. Take a look at our Asphalt Division Page for more information on how we can help your asphalt needs.  

 

Preventive maintenance is necessary in order to get the most out of your pavement. These decisions on pavement repairs and maintenance generally involve a large amount of money and are unfortunately made with little or no professional knowledge and with little or no data as to how the improvement will perform in the long run.

Superior Facilities Maintenance Facility (SFMS), has been in business for over 20 years and has its own Asphalt Division with our highly trained & experienced in-house team, equipment, and knowledge. We are able to evaluate the condition of the asphalt and work with you and your properties budget to develop the best plan of attack. The plan would consist of (1) getting your pavement back up to par and/or (2) performing the routine preventive maintenance your pavement will need. We  tailor our services to our clients’ unique needs. Our asphalt services are designed to keep your property safe, up to code and visually appealing. 


When determining the best plan for any pavement we need to ask questions like: Can the pavement be seal-coated? Can it be patched, crack-filled and sealed? Does it need an overlay or total reconstruction starting from the base? Whatever the situation we will be able to assist and provide you with knowledgeable consultation and honest advice.

Here are some other things we at SFMS consider:

A. If pavement repairs are required, to what extent will patching be more beneficial compared to a complete resurfacing of the entire pavement area.

B. If the pavement is dull and rough but still sound, then it may benefit from a slurry seal-coat. This is a very economical solution to aging asphalt given that it is generally 1/5 to 1/4  the cost of a 1-2 inch asphalt overlay and will last just as long.

C. Any area of the surface that is either "heaved up" or "depressed down" should be completely reconstructed starting from the base.

D. Was the pavement designed for the loads it is carrying? Often a parking lot was paved with two inches of asphalt, which is enough to support cars and light trucks, but not the load garbage trucks and delivery trucks carry. Maybe only those areas used by these heavier trucks will need to be reconstructed to support the heavier load.

E. Has the use of the building the pavement is serving changed? From an auto parts store (light duty loads) to a castings factory (heavy-duty use)? The pavement may need reconstruction.

If it is determined that the pavement is sufficient (may need some repairs) for coating then we will "walk over" the entire surface looking for:

1. BASE PROBLEMS

a. Grade depressions- "Birdbaths", (standing water on the pavement). Water is asphalt's biggest enemy. Standing water will eventually destroy the asphalt in this area. The problem is most commonly caused by frost expansion in the gravel base or in the sub-grade. At a minimum these areas should be dug up and full depth patched. The long-term solution is to resurface the area so there is not any standing water.

b. Dumpster areas: If the pavement has failed because these areas were under designed, the pavement should be reconstructed from the base up.

c. Water seeping up through the crack (on a dry day): This may indicate a drainage problem under the pavement. Do not fill these cracks with any type of crack-filler or sealer. It would be a waste of time and money.

2. CRACKS

All pavement failure starts with a crack. Asphalt cracking is caused primarily by the effects of sun and moisture and ground movements. Once the crack is open, moisture is able to reach the pavement's subsurface and soften it, or freeze and expand it. Soon the pavement begins to deteriorate around the crack, creating a larger problem. Proper attention to the cracks will prevent the problems from spreading and double the life of the pavement. Treating the problem while it is still small will pay big dividends later by delaying costly resurfacing.

a. Minor cracks: Less than 3/8 inch wide are routed to provide a reservoir for our hot applied sealant.

b. Structural cracks: Cracks usually wider than 1/2 inch that extend from one edge of the surface to the other. All cracks wider than one half (1/2) inch but less than one (1) inch should be cleaned and filled with hot applied crack sealant.

c. Big Cracks: Cracks wider than one (1) inch should be patched with hot mix asphalt.

3. PAVEMENT SURFACE PROBLEMS

a. Raveling or very porous asphalt: Stones have come out of the surface or the surface has a very "rough" texture. If the asphalt is not sealed, it will degrade rapidly. In severe cases an overlay may be required.

b. Alligatored areas: Interconnecting cracks forming a series of blocks resembling an alligator's skin. This problem is usually caused by not maintaining the asphalt or a base failure problem. The problem areas should be removed and full depth patched.

c. Oil spots: Prior to coating these areas, (if the asphalt under them is sound, use the blade of a knife or thin screwdriver to check this out) prime them with a water based, acrylic oil spot primer.

d. Grass growing onto the edge of the asphalt: Before coating or Crack Filling the grass must be removed.

 

We hope this information helped, please take a look at our Asphalt Division Page for more information on how we can help your asphalt needs.  

Email Us: info@sfmsllc.net

Call Us: 301.469.8771

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