Asphalt Maintenance

Year Round Asphalt Maintenance Service

Asphalt maintenance is one of the most important facets of the property maintenance that is often overlooked by the property owners and managers. Proper maintenance of asphalt driveways, loading docks, parking lots etc. not only enhances the looks of the property, but can also help in minimizing any liability and danger to their customers, drivers and their employees. Most property owners do not treat holes in the asphalt parking lots or driveways with the same urgency as they would with holes in their roof. This neglect often leads to more costly repairs later that could have been avoided with a preventive facility maintenance plan.

Asphalt maintenance is one of the most important facets of the property maintenance that is often overlooked by the property owners and managers. Proper maintenance of asphalt driveways, loading docks, parking lots etc. not only enhances the looks of the property, but can also help in minimizing any liability and danger to their customers, drivers and their employees. Most property owners do not treat holes in the asphalt parking lots or driveways with the same urgency as they would with holes in their roof. This neglect often leads to more costly repairs later that could have been avoided with timely attention or if they had a preventive facility maintenance plan or service provider such as McCullough Maintenance.

So, what is asphalt maintenance, you may ask? Well, asphalt maintenance involves the protection of asphalt by using various methods such as crack repair, asphalt seal coating, and asphalt filling repair to prevent any damage to the asphalt.

The deterioration process of asphalt starts right from the moment when it is installed. The binder that holds the stones together starts oxidizing due to water, sunlight, and various other factors and asphalt starts diminishing. The asphaltic binder is protected with a special seal coating process from the various aforementioned external conditions.

Asphalt seal coating, also protects your asphalt from the harmful effects of oils, gasoline and various de-icing salts. It also helps in restoring the original color of the asphalt as it regains its original appearance at fraction of the cost. In this process, an asphalt emulsion or coal tar emulsion is brushed or sprayed on the asphalt surface. This coat material is applied in three coats in the high traffic areas and two coats in the general areas.

Aside from the asphalt seal coating, it is important that all the cracks in the asphalt are also repaired in time. Due to the poor base design, settling of the ground and asphalt oxidation, asphalt cracks at many points. When cracks are exposed to water, it penetrates inside these cracks and gravity further pulls it in the sub-base of stones, which leads to the deterioration of the supportive structure.

Asphalt deterioration can lead to pot holes, asphalt depressions and extensive cracking. In winters, this water expands in these cracks due to freezing process resulting in the widening of cracks. Asphalt water penetration and damage can be prevented by applying hot melting tar to these cracks. Crack repair is much more cost effective than asphalt replacement.

However, when 35 percent of your asphalt has deteriorated, it is better to replace it. Asphalt is replaced in two different ways. In the conventional method, the asphalt in affected area is replaced and the beams are sealed with the hot tar. In another method, an infrared heater is used for heating the existing asphalt, and then additional asphalt is added to the area and it is then compacted. With infrared heater, you can get a seamless fix that will not allow any further water penetration. However, if there is a sub-base problem in the area then a different method will have to be used after correcting this problem.

So, the bottom line is that the property owners should formulate a proper ONGOING asphalt maintenance strategy to keep their asphalt in top condition, as this will not only enhance the value of their property, but will also avoid various accidents and inconvenience to people. McCullough Maintenance can help you establish an ONGOING asphalt strategy along with providing short term solutions to remedy hazardous or deteriorating asphalt that needs attention right now. Call McCullough Maintenance for a free consultation and estimate on your asphalt restoration by calling (914) 949-0807 today.

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