Asphalt Maintenance

Additional Information


Asphalt pavement is utilized in a variety of different applications  because of its durability, cost-effectiveness, simplicity of  construction, and strength. It is the material of choice for parking  lots across the nation because asphalt withstands heavier loads and,  when combined with proper asphalt maintenance, lasts for many years.

In order to maximize the life of your asphalt parking lot, it is  important to develop a pavement management plan involving routine  inspections and ongoing preventative maintenance. The following are  common asphalt maintenance procedures for parking lots:

Asphalt Repair & Patching

Patching is a common asphalt repair on areas of pavement with  potholes. Potholes occur when water seeps into pavement through unsealed  or improperly sealed cracks. When the water freezes, it expands and  enlarges the crack. When the ice under the pavement melts, a void is  left. Surrounding pavement falls into the void and forms a pothole


Asphalt Repair Procedure

This process consists of filling the affected areas with hot or cold  asphalt mix, depending on the season and/or site location. 


Asphalt Removal & Replacement

As asphalt pavement progresses through its performance lifecycle, its  appearance diminishes over time. Fine hairline cracks spread and deepen  within the asphalt. Without ongoing maintenance, water may enter  through cracks and holes may form, undermining the substrate. In this  case, the most effective form of repair is to remove and replace the  deteriorated area.


This process consists of several important steps to ensure that the  repair is performed properly. 


The cost for asphalt removal & replacement depends upon the  geographic location, the amount of grading and substrate work required,  and other site-specific factors.

Asphalt Resurfacing

Asphalt Resurfacing In more severe cases of asphalt failure, a  long-term and cost-effective solution is to resurface the asphalt  pavement (also referred to as overlay). If you notice grade depressions  (standing water on the pavement) and/or large sections of alligatored  areas (interconnecting cracks forming a series of blocks resembling an  alligator’s skin), it is a good idea to have your pavement resurfaced.

Asphalt Resurfacing Procedure

This process consists of several steps including preparing and  cleaning the area prior to performing work, leveling asphalt of low  areas, grinding of all transitions, adjusting of all drainage  structures, and many other steps unique to each site. 


Resurfacing Options

Geotextile Reinforced Resurfacing – An option that  may be included with asphalt resurfacing is Petromat. Petromat is a  non-woven, petroleum-based geotextile fabric used to retard reflective  cracking between the existing pavement and the newly installed asphalt  surface. This fabric acts as a waterproofing membrane, while also adding  structural support and strength.

Leveling Binder – In low areas, hot asphalt is  installed at various depths to adjust pitch to proper grades while  increasing parking lot strength.

Butt Joint/Grinding – In areas  requiring the resurface to tie into other existing surfaces (i.e.,  concrete, etc.) asphalt is removed along the perimeter to allow proper  depth of asphalt on the edge.

Transitional Milling – In areas requiring the  resurface to tie into other existing surfaces (i.e., concrete, etc.),  asphalt will be milled and replaced to allow proper depth and  transitions. An asphalt milling machine is used to remove an appropriate  depth of pavement in a grinding process. The spoils can then be hauled  off and recycled.

Infrared Asphalt Repair

Infrared asphalt technology  is an effective solution for critical repairs. This unique method  blends hot-mix asphalt right in with the original and then compacts the  area to create a seamless restoration. If you notice potholes–especially  in high-traffic areas, pavement heaving or uneven surfaces surrounding  catch basins (this is a common problem resulting after several  freeze-thaw cycles), or rough surfaces in drive lanes or parking stalls,  it is a good idea to consider infrared repair.

Infrared Benefits

Infrared rays allow deep penetration asphalt repair and reclaiming  without causing burning, scaling, or separation of the asphalt from the  aggregate. Additional benefits include: cost savings, as the project is  completed with fewer raw materials; time savings, as this repair option  takes less time than traditional asphalt resurfacing; seamless repairs,  as the patch bonds to existing surface and produces no joints for water  to penetrate; and fewer traffic interruptions, as the patch can be  driven on almost immediately. For more information about this unique  option, please contact us.


Asphalt Maintenance Facts

As soon as freshly laid hot asphalt pavement mix begins to cool, the aging process begins.

When oxygen in the air and water combine with asphaltic binder of the  pavement, a chemical change takes place. At first, this process is  necessary for the pavement to become hard and firm. Later, if this  process is not arrested, a complete deterioration of the asphaltic  binder will take place and reduce the pavement to a layer of loose  stone.

Enemies of a parking lot include: gas, oil, sun oxidation, salt, water penetration, and hot or cold weather.

Protect Your Investment

In addition to routine inspections and ongoing maintenance, sealcoating  asphalt pavement with a coal tar or asphalt-based emulsion slows  pavement deterioration by protecting against the enemies of a parking  lot. However, for maximum benefit, sealcoat needs to be applied  approximately 12 months after the initial application and then on a  regular basis, about every 24 to 48 months, thereafter.