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How do you maintain a parking lot?

There isn’t much to knowing how to maintain a parking lot really, it’s a matter of a few basic steps and knowing when you need professional services to the surface.  Here, we offer the recommended steps to parking lot maintenance that will give you guidance on how to do parking lot maintenance. 

Once you know how, you can schedule routine parking lot maintenance for your property and get the most out of that asphalt parking lot.

• Sweep and clean: Keep debris removed so that you can see when and where repairs are needed for good parking lot maintenance.
• Seal: An asphalt parking lot needs to be resealed every two to three years to preserve the resilience and inhibits weathering.
• Striped: The stripes on a parking long should be repainted every two to three years, keeping them defined visibly. 
• Fill cracks and potholes: Good parking lot maintenance includes keeping cracks filled and sealed will prevent debris and water from penetrating the surface layer and causing more damage and creating potholes. 
• New asphalt overlay: You can extend the life of your asphalt parking to by having the top layer stripped off and a new layer installed.  This keeps your parking lot looking new longer, and value add to your property. 
• Repave: When an asphalt parking lot starts crumbling, reconstruction and repaving is needed every ten years if proper and routine parking lot maintenance has been done. 

How long do asphalt parking lots last?

The old saying that nothing lasts forever holds true for asphalt parking lots too. The time will come when you have to ask yourself, and a professional paving contractor, if repairing the current parking lot is sufficient.  If you have kept a regular routine of parking lot maintenance, an asphalt parking lot can last up to thirty years. 

Sometimes, resurfacing a parking lot is not the answer, and it is the lot’s base that makes that determination. If the base layer is damaged, then resurfacing may put a coat of lipstick on it and look better, but that lipstick is going to crack and fall off. When parking lot maintenance has been ignored and small issues fixed, it begins to fail. There may be issues with the underlying design or a construction issue or the sub-soil. 

Besides proper parking lot maintenance, once a parking lot has reached the twenty year mark, it is one-fourth of its lifespan. If there is significant damage, resurfacing the entire parking lot is the best decision that will get you the most ROI. 

How often should parking lots be sealed?

Typical recommendations for commercial property parking lot maintenance, sealcoating every three year is adequate for protection and aesthetics. Find a professional pavement contractor that can set up schedule parking lot maintenance in addition to your own daily routine of parking lot maintenance .

How do you maintain an asphalt parking lot?

There are many responsibilities when you own a commercial property. The four most basic assets with a commercial property are: 

• The Roof
• The HVAC system
• The Elevator 
• The Parking Lot

Of those four, it is the parking lot that make the first impression of  the business. It may surprise many businesses owners how much business they lose because the parking lot looks like, and drives like, a battle ground. There are three categories to asphalt parking lot maintenance: 

1. The Must:  This category concerns property and personal liabilities. Potential hazards like a broken curb, large cracks, a raised sidewalk, potholes, alligatored areas, and failing inlets.
2. The Should: This category is the preventative maintenance measures that extend the lifespan of your parking lot and staying ahead of bigger problems by taking care of small issues like crack sealing and seal coating. 
3. The Could: Budgeting to reconstruct the parking lot area before it is needed to avoid more expensive milling and paving.

Within those three categories, parking lot maintenance is a must and should include the following: 

• Seal coating 
• Crack sealing
• New striping
• Proper signage
• Pothole repairs 
• Inlet repair 
• Remedy cause of standing water 

Pavement seal coating is a substance made of heated asphalt bitumen that is  240 degrees Fahrenheit or hotter and turns the asphalt pavement viscous. This is the binder ingredient we mentioned earlier and is used for driveways and parking lots. It is a naturally occurring product crude oil byproduct.

Does sealcoating fill cracks?

No, the cracks and potholes need to be filled prior to the pavement seal coating. A routine of pavement maintenance should include pavement seal coating after any cracks and potholes have been filled. With proper care and maintenance, an asphalt pavement lifespan is doubled, and the curb appeal is maximized. If only pavement sealing is done, the cracks allow moisture to get under the asphalt and erosion begins. This allows the pavement to fail and potholes form. 

Should I seal my driveway myself or hire someone?

There are two big differences between professional pavement seal coating and DIY pavement seal coating: 

1. The professionals know How to pavement seal coating from pre-cleaning, temperature gauging, and finishing up. 
2. They have the proper equipment, like spray tanks, which get not only the large area of pavement seal coating but the edges too.  This large spray tank has a high-pressure spray wand that using properly is a learned experience.

A third reason to go with a professional pavement seal coating is the guarantee and warranty.  If there are any issues with the finished job, you should have a limited, stated guarantee and warranty with the professional.

Is seal coating your driveway worth it?

A couple of points in favor of pavement seal coating as part of the maintenance of an asphalt driveway:

1. The driveway should have a strong gravel base, the better the base, the better driveway will hold up. No less than six inches of a crushed-stone base under no less than four inches of asphalt is the recommendation.
2. Water is a huge threat to a driveway’s integrity. Good drainage along with a pavement seal coating is recommended to protect that integrity and any cracks should be addressed immediately. 

Pavement seal coating a driveway will restore the top layer. It will protect the gravel and sand embedded in the asphalt from oxygen and water damaging it.  Not to mention the curb appeal is maintained. 

What temperature can you seal coat a driveway?

The recommended temperature for applying a pavement seal coating is no cooler than 50 degrees and no warmer than 55 degrees.  This is the recommended temperature of the air and the pavement and for up to eight hours as it cures and dries. 

What are the advantages of pavement seal coating?

For pavement seal coating to be the most effective, the temperature in the air and of the pavement should be at least 55 degrees Fahrenheit. This temperature is needed from start to finish of application and up to eight hours after the application is finished.

Additionally, before beginning the pavement seal coating process, the asphalt surface needs to be cleared of any debris and dirt. All minor repairs should be completed and allowed to cure or dry, like cracks and potholes. The surface to be pavement seal coated should be thoroughly cleaned. Once all of this is done the following benefits can be expected: 

1. Sealcoating protects and extends the life expectancy of the asphalt pavement.
2. Regular pavement seal coating will save you money. This recommended maintenance will help with extending the lifespan and minimize the amount of repairs over time. 
3. Pavement seal coating protects the asphalt from exposure to the elements that cause it to fade. Pavement seal coating keeps the asphalt looking clean and new. 
4. Pavement seal coating accelerates the ice and snow melting and protects the asphalt from frost, rain, snow, and water penetration.

While you may think that pothole repairs aren’t a priority, even if you are the only one that t goes in and out of the driveway, here are three reasons why you need to get those pothole repairs done sooner rather than later:

1. Safety Hazard

Potholes are safety hazards for both vehicles and pedestrians alike. A property owner or manager needs to take responsibility for fixing these paving issues promptly. An informed driver is aware that potholes can cause damage to their suspension and tires. They’ll swerve around them or slow to a crawling pace to go through them. Pedestrians will walk around them. However, both pedestrians and vehicles are at risk of walking into one that is obscured by rain or snow. The cost for pothole repairs isn’t as much as your insurance or a possible lawsuit could be.

2. Appearance

An occasional pothole is something unavoidable. However, multiple potholes are unsightly, and neglecting pothole repairs makes you unattractive as a property owner or manager. Pothole repairs in property improvement, and for a parking lot where you have rental properties, you’ll attract more potential tenants when the parking lot looks good.

3. Cost Efficiency

Delaying pothole repairs for better budget time is never a good plan. The longer you postpone repairing potholes, the bigger they get, and the more they will cost to repair. An unrepaired pothole will also create more potholes as the water fills the holes and spreads under the top layer of asphalt or concrete. Pothole repairs today will save you money tomorrow!

What are the effects of potholes?

As the property owner, you may not realize it, but people that are hitting the potholes in your parking lot could be sustaining a lot of damage to their vehicle:

• Breaking the shocks and suspension
• Losing control of their vehicle
• Causing accidents
• Broken wheels flattened tires
• Vehicles knocked out of alignment

Suppose that isn’t enough for you to put pothole repairs on your must-do list, think about the environment.  As drivers are continually reducing their speed to minimize the possible impact from those potholes, they are getting less fuel efficiency and increasing the carbon monoxide we’re all breathing in.

Why are potholes dangerous?

All the things we listed above are what make potholes dangerous in addition to the damage to cars, the risk of injury to pedestrians, and the loss of potential customers for your business or your tenant’s business. Not least, just as important, the danger of more carbon monoxide in the air should be of concern to you and your tenants.

Are your tenants not renewing their leases? Or maybe you have potential tenants looking at rental space and decide to go elsewhere. Have you surveyed them and asked why? Invest some money and time into pothole repairs, and you’ll see an increase in renewed leases and new leases, and those businesses will see an increase in business. Pothole repairs are a win all the way around!

How do you fix potholes?

We can’t stress enough how essential pothole repairs are and to get them done as soon as you see a pothole. When they are left untreated, a pothole will continue to get more extensive, and the surrounding pavement begins to fail.

However, it is understandable if there isn’t room in the budget to hire a professional service for your pothole repairs. So, we offer the following method:

Cold-patch pothole repairs are a common material for DIY pothole repairs. Easy to use a product that is durable, economical, and provides lasting repair results.

• Step One:  Clean around and inside the pothole, removing large debris and rocks.
• Step Two: Pour the cold-patch material into the pothole and spread it out so that it is half an inch above the surface. That half-inch will give you enough material to compact down in the pothole.
• Step Three: Pact the material down with a hand tamper until you have a level compacted surface.

How do I make concrete curbing?

If you have the right tools and skills, you can create concrete curbing for your garden following this simple process:

• Use a garden hose or rope to mark the perimeter of the edging. You’ll want to create a design that allows the border to be about five inches wide.
• Dig out the border perimeter to a depth of four inches and width of eight inches. Create a solid base for the concrete by tamping down the soil.
• Place wooden stakes at 1 ½-foot intervals along the length of the border.
• Create the concrete mold using ¼-inch by 4-inch by 8-inch pieces of flexible hardboard (for curves) or rigid plywood (for angles) attached to the stakes.
• To keep the curbing at an even width placing spacers along the bottom of the excavation. The spacers are made of 1-inch by 1-inch boards in lengths equal to the width of the border.
• Mix the concrete until it is firm and workable, then pour it. Spread the concrete with a trowel until it is all even and consolidated.
• At three-foot intervals, use the trowel to cut control joints. The control joints should be at least one inch deep in the concrete. Use a concrete edging tool to consolidate and smooth the border.
• Apply acrylic concrete sealant to the curb and then allow the concrete to cure for about three to five days.

How do you fix landscape curbing?

When you have concrete curbing bordering your landscaping, there may come a time when it gets damaged. In some cases, the repairs may be pretty easy and straightforward. Take these basic repair steps to fix your landscape curbing:

1. Use angled chisels and a hammer to smooth out rough edges and break off jagged pieces.
2. Scrub the surface with heavy-duty steel wool before cleaning the area by spraying it with water.
3. After the curb dries, use a stiff nylon paintbrush to coat the curb with a concrete bonding product.
4. Use a trowel to coat the curb with a concrete patch product.
5. Also, use a trowel to fill in the damaged area with concrete. Concentrate on the edges to make sure the concrete is smooth.
6. Remove all excess concrete by scraping the surface with the trowel. 
7. Cover the patched area with a waterproof tarp or canvas to allow the concrete to dry and harden. The hardening process could take anywhere from five to seven days.

What is concrete bonding agent?

Whenever you repair damaged concrete, you’ll make the repair with fresh concrete. A concrete bonding agent or bonding adhesive is required to ensure the new concrete will adhere to the old. Otherwise, the new concrete just sits over the old as an additional layer, preventing the repair from making the concrete serviceable again.

How long does concrete curbing last?

When you install concrete curbing, it’s durable. It can last anywhere from 10 to 30 years and requires very little maintenance. Applying acrylic concrete sealer over it about every other year will ensure the curb’s longevity.

Can you paint concrete curbing

Along with being durable, concrete curbing is fairly easy to paint, if you want to add a dash of color to your landscaping. Because concrete is porous and absorbs paint quickly, you’ll want to add a sealant over it before you paint. You’ll also add a coat of primer before you paint, and we recommend at least two coats of paint. Additionally, you’ll follow up your paint job with an exterior sealer.

Can you remove concrete curbing

If you need to remove your curbing, it’s generally pretty easy, especially if the curbing was installed by digging a trench. In this case, all you need to do is pull up on the curbing to remove it. It might require a hammer to knock the curbing loose from the ground. Removing curbing in which concrete was poured for the base, is a little less simple. You’ll need to chip away the concrete with a hammer and chisel.

Is concrete curbing worth it

Concrete curbing is valued for its durability, but it can be expensive to install because it requires forms to be set down for the concrete to be poured. Even if you use pre-cast concrete, this material often costs more than plastic, wood, or metal. It can be ideal for smaller yards. Of course, curbing is also aesthetically appealing and will require little maintenance. 

Is it Cheaper to Asphalt or Concrete a Driveway?

As the longest lasting driveways, concrete and asphalt are the most commonly used driveways by homeowners in America. While asphalt tends to be cheaper, concrete lasts longer and needs less maintenance when correctly installed. With a working lifespan of at least thirty years, concrete outperforms asphalt which lasts at max twenty years due to its oil-based composition. To that extent, asphalt driveway repairs would exponentially build up faster than repairs you would need with concrete under normal circumstances.

While asphalt may have a sleek appearance for some homes, concrete offers a better implementation of a unique appearance or customization of the curb and driveway. For example, it can include stonework in the concrete, be patterned, or have a better overall appearance than the simple standard that comes with asphalt. Further benefits of a concrete driveway include:

• Remains cooler and does not absorb as much heat from the sun
• Easy maintenance
• Handles heavier loads
• Highly simple to maintain

With concrete especially, you can enjoy the ease of process when maintaining the appearance and upkeep of the driveway. At a minimum, you can sweep the surface and at most a concrete driveway can be cleaned off by using a hose and letting the aftermath dry in the sun. Concrete driveway installation can further improve your home with multiple more benefits if you choose us to install or repair it.

Do I Need a Permit to Widen my Driveway?

Driveway installation is a tricky process, perhaps a more difficult process is more so widening the driveway. For either, the process is dependent on the laws of the area for whether you need a permit to expand, install, or replace a driveway. eSquared Asphalt Maintenance is a trusted company that is certified to get the job done so you don’t have to stress about it. The reason we suggest that is the process even with a permit takes efficient planning and time. Your driveway is set up so that it can handle the weight of a heavy vehicle and should be where much of the water runs off onto so that the erosion around it does not bother the underside of the surface. Both the driveway installation and the widening process require the formation of concrete then paving it down correctly. When adhering to zoning regulation and site planning control, the driveway can end up as a beautiful part of your property. 

Will concrete crack without rebar?

Rebar serves a purpose to keep anything built from concrete structurally sound and when it is in the form a concrete slab to help support the weight of whatever traffic that crosses it. When not included in the process, anything of significant size will suffer cracks and breaks due to the lack of rebar. Furthermore, due to the shifting nature found in dirt and soil, concrete service providers are in full agreement that rebar makes concrete structures last longer.

Especially in the case of four inch slabs and as already mentioned, rebar reinforces concrete structures. Just as well, rebar serves to save the owner a significant cost in future repairs whether it’s cheaper or higher cost support systems that can include rebar. The point of the matter is that modern concrete services and structures require a rebar system or something akin to it. 

Do you need gravel under concrete?

For any concrete structure big or small, a gravel base underneath the concrete slabs is a necessary part of the project in order for it to last longer than the short term and be fully functioning. The reason is that moisture and water don’t simply dry up on the concrete surface, but instead drain down underneath into the soil. With the shifting nature of dirt and soil, concrete will crack due to the gradual movement that will happen without gravel. A gravel base solves both problems by heavily dampening the shifting problem and giving it a proper method of drainage.

In clay soil, gravel is the best form of base underneath the concrete that will help drain pooling water. While not as good as gravel, sand also helps drain water that comes in from the top of the concrete. The preferred base of gravel or sand tends to be between four to six inches so as to give plenty of room for drainage.

Should a concrete patio be anchored to the house foundation?

Those unfamiliar with the technicalities of concrete services may see an opportunity in setting up a concrete extension on the foundation of their home or over old concrete structures. Unfortunately, that is highly recommended by all experts unless several extra and expensive steps are taken. The reason for the former is that the foundation of your home is set in place and established. When connecting a new structure, it will expand and move with the different temperatures of the year. It will also eventually crack your foundation due to being more susceptible to erosion in the soil underneath. When it comes to old concrete being used as a foundation, there will be several problems that should be considered. Any cracks however small will transfer to the new concrete structure and will show visibly. You will also want a new foundation that will perform better and longer than what is already underneath the old concrete.

Paving and Sealcoating: What is It?

There is a difference between paving and sealcoating options. If you are paving an area, you are adding a whole new layer of concrete or asphalt to the area. If you are completing an asphalt pavement sealcoating, you are adding protective coating over the asphalt. This protective layer will provide adequate protection from water, oils, and even U.V. damage. If your asphalt lot is in relatively good condition, then sealcoating will also provide a certain amount of crack repair and maintenance. It will not be a solution for pothole repair, but minor issues can easily be filled to provide a seamless and even surface. Along with this, there are a number of other advantages to sealing an asphalt pavement area. Overall, this is something anyone with an asphalt lot or area should consider. While it is an investment, it’s one that pays off over time. To learn more, contact eSquared Asphalt Maintenance. We are the leading experts in your area and can help you with any paving or sealing need.  

Frequently Asked Questions

• Is sealcoating asphalt necessary?
  • Generally speaking, no, sealcoating is not a necessary act or service your asphalt lot may need. That in mind, sealing the asphalt can provide a number of benefits that you may not otherwise experience. 
• What is pavement sealing?
  • Sealing pavement refers to the process of adding a protective layer to asphalt-based pavements. This protective layer provides protection from the elements including water, oils, and UV damage. It can fill in minor cracks to provide an even surface as well. 
• What is the difference between paving and sealcoating?
  • With sealcoating, a contractor is applying a layer of protective material that will guarantee lasting results. You’ll have an asphalt lot or sidewalk that is incredibly durable and long-lasting. With paving, you are essentially adding a whole new layer of asphalt to an area. While this can be good, it can also be incredibly detrimental to the life-span of your lot. 
• Does sealing asphalt extend life?
  • Yes, this process will help to further extend the life and appearance of your lot. Sealcoating helps to improve the physical look of an asphalt lot, but it does more than that. It can also add several years to the time and use you’ll be able to get out of it as well. 
• How often should asphalt be sealed? 
  • For an asphalt lot, you should schedule to reseal the lot once every three years. This will help to avoid any damages caused by traffic, foot traffic, the elements, oils, and more. 

• Break Away the Concrete Crack: You will want to make the crack wider using a chisel; you will also want to remove any loose concrete.
• Remove Rubble From Concrete Crack: Use a wire brush and an industrial vacuum to remove rubble, dust, and other debris from the crack.
• Get Patching Compound Ready: After your clean and remove debris from the cracks, then you will want to mix your patching compound.
• Put Patching Compound in Concrete Crack: Start putting the patching compound into the cracks and make sure the compound is deep in the cracks.
• Smooth the Patching Compound: Smooth out the compound so the surface of the concrete is smooth, or use a tool to give the concrete some texture.
• Allow Patching Compound to Cure: Based on the patching compound directions, you will want to let it cure.
• Seal the Area: To make sure that the patching is protected, you will want to seal it for extra protection.

Concrete Repair for Driveway

Concrete driveways see a lot of wear and tear due to cars driving on them, as well as constant contact with outside elements. If you have issues with your concrete driveway, you might be wondering “Can you repair concrete driveway?” If the damage isn’t substantial, then concrete driveways can be repaired. When the concrete is too damaged, then it need to be completely replaced or resurfaced. Below are common issues with concrete driveways and how they can be repaired.

How Do I Fix My Crumbling Driveway?

If you notice that you concrete is starting to crumble, then you will want to get it repaired right away. The first step to repairing a crumbling concrete driveway is to remove the crumbling concrete and the use a high pressure hose to wash away any dust or debris. The next thing you will want to do is apply either a bonding or primer agent onto the surface of the concrete. After it is applied look at the directions to see how long the curing process is. Once it has dried, then you will want to apply repair mortar. Spread it over the area and make sure its nice and smooth.

How Do You Repair Hairline Cracks in Concrete Driveway?

Hairline cracks in your driveway aren’t as severe as big cracks, but it is still important to repair them right away. The good thing about repairing hairline cracks in concrete is that it doesn’t require specialty equipment. If there is any loose concrete around the cracks, then you will want to clear that away, as well as use a brush and vacuum to remove dust and other debris from the cracks. After the cracks have been cleared away and cleaned of loose concrete, then you will want to use a masonry crack filler or a concrete patching compound to fill in the hairline cracks. When the cracks have been filled in, you will use an instrument to smooth the filler or compound so that its smooth and flesh with the surface of the concrete.

Can Old Concrete Be Resurfaced?

Asphalt Vs Gravel Parking Lot

Another option that people consider when selecting a material for their parking lot is gravel versus asphalt. When it comes to parking lots, asphalt tends to be a lot better than gravel. A lot of people love gravel for driveways, but they tend to not work that well for parking lots. This is because the surface isn’t as smooth and requires more maintenance. Asphalt, on the other hand, is a wonderful parking lot option. Here are some of the benefits of asphalt parking lots.

• Easy Installation: Installing an asphalt parking lot doesn’t take a lot of time (only a few days) so its an easy and quick installation.
• Cost-Effective: Because of how quick it is to install an asphalt parking lot, it can make this option more affordable.
• Eco-Friendly: Asphalt is considered an eco-friendly choice because asphalt can be recycled and reused.
• Reduce Noise: You are able to reduce the noise of traffic when you choose asphalt for your parking lot.
• Increases Safety: Because of the smooth pavement and contrast of white lines on the asphalt, it can make it easier for drivers to see where to park and drive.

Does Sealing Asphalt Extend Life?

We all want to do what it takes to extend our asphalt parking lots, which is why a lot of people invest in sealcoating. Just like roof coatings are used to protect the surface of the roof, sealcoating protects the surface of a parking lot. It’s actually not too necessary, but it can do a lot for your asphalt parking lot. Sealing the surface of an asphalt parking lot, it can protect the asphalt from ice, oxygen, rain, ice, and fluids from your cars like gas, oil, or antifreeze. These things can make asphalt parking lots brittle and crack, but with seal coating, you can prevent this from happening and increase the lifespan of the parking lot.

How Often Should You Repave a Parking Lot?

When you have a broken asphalt parking lot, you might be wondering if it needs to be repaved. Repaving an asphalt parking lot is going to depend on a few factors. Asphalt parking lot repaving should be considered when the parking lot is 20 or 30 years old, the underlying base is damaged, or it would take too much time to patch damaged areas. If your asphalt parking lot is coming up on 20 years or more, it might be a good idea to call someone to have it repaved.

What Is Resurfacing Parking Lot?

What’s better than a brand new parking lot with a fresh coat of paint? Not much. This beautiful lot however, will face years of vehicle trauma and elemental corrosion. Not many parking lots endure that stress without cracking and allowing water leaks. Thankfully, you can extend the life of your parking lot and slow the degradation process. How so? Do it with special parking lot coatings.

The Specific Benefits of Parking Lot Coatings

Benefit #1. It seals your lot from water leaks. One of the greatest sources of damage to your parking lot is the expansion of water inside your concrete. Coatings are especially valuable for protecting your lot during the winter, when water regularly expands and causes cracking. As a bonus, this sealant prevents much of the trash and debris that stumbles into your lot from sticking to the pavement. Who wouldn’t like spending less time cleaning up the parking lot?

Benefit #2. Coatings reduce the stress caused by vehicle friction. Consider the thousands of vehicles that come across your parking lot each year. This trauma causes your lot to fade quickly, but coating slows the fading and deterioration process.

Benefit #3. Many owners forget about one of the most constant sources of parking lot corrosion: the sun. Solar radiation weakens the integrity of the pavement and causes it to crack. With a special coating, a much higher percentage of this radiation is deflected off the pavement. Less absorbed radiation equals less damage over time and a longer lasting parking lot for you.

If you’d like to learn more about parking lot coatings in Waco and Temple, TX, you’re welcome to talk to one of our specialists at eSquared Asphalt Maintenance. Give us a call at254-716-8685.