Best practices to extend the life of your asphalt pavement
- 1. Best Practices to Extend the Life of your Asphalt Pavement
- 2. Asphalt pavement parking lots add value to commercial and residential lots.
- 3. Like any asset, it needs to be maintained in order to keep its value and extend its useful life.
- 4. Poorly maintained asphalt pavement is obvious to spot.
- 5. “ The number one fault of agencies is that they wait until a problem develops before they address it.” Larry Galehouse, P.E., Director of the National Center for Pavement Preservation (NCPP)
- 6. A typical asphalt pavement can last about 20 years.
- 7. Asphalt is made up of: Rock, Sand, & Aggregates Image Credit: Wikimedia Commons + Asphalt Cement (the binder)
- 8. UV rays break down the binder.
- 9. Without the binder, the aggregates, rock, and sand loosen and rise to the surface.
- 10. Exposure to oxygen fades the color of your pavement and makes it brittle.
- 12. Brittle asphalt pavements are more likely to CRACK under traffic load.
- 13. Cracks will allow water to enter into the base course and cause further damage to carrying capacity. Image Credit: yaybiscuits123
- 14. Alligator cracks indicate a base course failure as the pavement continues to crack.
- 15. Eventually, alligator cracks turn into potholes.
- 16. Your asphalt pavement without maintenance after 20+ years
- 17. And you might think about repaving.
- 18. But repaving is pricey; $6 - $8 per square foot. Image Credit: 401k
- 19. Not to mention the inconvenience to your tenants.
- 20. Pavement Maintenance Plan 1. This “do nothing” approach is 6 -10 times more costly than having a maintenance plan. Image credit: Wikipedia
- 21. An asphalt pavement maintenance plan will allow you to re-allocate resources to other initiatives. Image Credit: Focx Photography
- 22. So let’s put together a pavement maintenance plan, comprised of our best practices. Best Practices
- 24. Sweeping keeps your asphalt clean and helps uncover any hidden cracks.
- 26. If possible, have larger vehicles access your property only if it is necessary.
- 28. Proper drainage will prevent water from penetrating into your asphalt pavement.
- 29. SEALCOATING
- 30. Like sunscreen, a sealcoat prevents damage from the elements. Image Credit: Jeff Wilcox
- 31. A sealcoat also restores the black color to your pavement.
- 32. You should sealcoat your pavement 6-12 months after it is installed.
- 33. And again every 3-5 years.
- 34. Sealcoating ranges from 40¢ - 60¢ per square foot Image Credit: hamad M
- 35. th ~1/10 the cost of repaving Image Credit: hamad M
- 36. CRACK FILLING
- 37. Crack filling will prevent water from entering the base course.
- 38. Crack fill ranges from $5 - $10 per linear ranges from foot. filling Crack $5 - $10 per linear foot.
- 39. POTHOLE PATCHING
- 40. Pothole patching prevents further water damage to your base course.
- 42. But it doesn’t FIX your base course…
- 43. To repair a pothole, the damaged area needs to be cut out and replaced. Image Credit: Mark Harrison
- 44. Heat is applied to the area to soften the asphalt. Image Credit: Mark Harrison
- 45. The heated area is then removed and re-compacted. Image Credit: Mark Harrison
- 46. Repair cost ranges from $45 - $60 per pothole based on several potholes per site.
- 47. Remove Oil Spots
- 48. Oil spots softens asphalt, weakening its load capacity.
- 49. Oil stain removers should be used on relatively fresh stains.
- 50. Our product costs about $28 per 32oz bottle.
- 51. Wait longer and you’ll likely need to cut out the damaged spot.
- 52. The longer you wait to address a problem, the more expensive it is to fix.
- 53. That’s why it’s so important to have a pavement maintenance plan.
- 54. Control load Sweep & blow Water drainage Sealcoating Crack filling Pothole patching Remove oil spots
- 55. We’re here to help you execute the plan.
- 56. And answer any questions you have. Image Credit: Ethan Lofton
- 57. www.GPMaintenanceSolutions.com/blog Visit our blog for educational information.
- 59. Mahalo!
- 60. Keep in touch. Join our email newsletter and get updates about new blog posts. Mahalo! Join us. Click “Join us” to subscribe.
Editor's Notes
- #2: Thanks for coming, introduce myself and who’s here.Set the agenda; slides, q & a, done
- #4: Talk about why its important to maintain your asphalt pavement and why you should develop a maintenance planTalk about what to do and how each practice is important to maintain your asphaltImportant to start off with a basic understanding of what asphalt is and how it breaks down
- #5: Why is it poorly maintained? Lack of budget and resources, lack of a plan,not on your radar until its really bad
- #6: As soon as your pavement is laid down, it will begin to degrade
- #8: Petroleum based
- #10: RavelingEarly sign of pavement degradation
- #11: Oxidation, exposure to oxygen
- #12: Oxidation fades colorFlexible- flex under different loadsWhy is brittle bad? Next slide
- #15: As your base course fails, cracks develop around the original crack, and you get this alligator look.This alligator look indicates that your base course has failed, it can’t support traffic load without causing more cracks
- #17: Doesn’t look nice, image reflects poorly on you, property doesn’t look inviting, think about first impression
- #21: A maintenance plan can save you money
- #22: Prevent your pavement from degrading so bad, you can save money and use it for fixing your roof, plumbing, AC, floors
- #23: Talk about best practices to maintaining your asphalt, and all of these practices can be bundled together to create a maintenance plan. It all depends on the condition of your pavement.
- #31: Skin = asphaltSunscreen= sealcoatSealcoat protects asphalt from oxygen, fills surface voids (oxidation; prevents brittleness), UV rays (restores dark black color), prevents water from penetrating into your pavementAn effective method for maintaining your asphalt, because it protects it from the elements
- #32: Sealcoat also makes your pavement very smooth; which makes it easier to:Maintain; sweep, striping and marking, pleasing to the eyes, inviting
- #33: Even if your pavement is older, it can still be sealcoated provided its in pretty good condition. If your pavement has cracks and potholes, those would need to be addressed first before a sealcoat.A sealcoat protects and maintains as is
- #34: Like sunscreen, you have to keep re-applying, sunscreen doesn’t last forever, just like a sealcoat
- #37: Cracks allow water into your pavement, and water can damage your base course, so you want to fill those cracks
- #41: There’s a lot of DIY patches out there, but you get what you pay for.Cheap, off the shelf products won’t last as long, some patches turn white.
- #42: Instant Road RepairSweep the pothole clearPour the product into the holeCompact it and good to go, you can start driving over it immediately
- #43: You have a pothole b/c water penetrated into your base course, it can’t hold the load so a pothole forms,Patches are surface fixes, they don’t address the root issue of a bad base course
- #46: Recompact-the base course and then fill it in with hot mixGood for repairing potholes in a limited area
- #49: Asphalt is petroleum based product, and petroleum based
- #50: If it’s a relatively new stain, maybe within 6 months, you might be able to remove it from the surface with a stain removerBut if the oil spot has been there for a while, its likely the asphalt pavement has become saturated, and at that point, the only thing to do is to cut out the damaged spot, pretty much the same way you’d cut out the pothole.
- #51: Works on asphalt, concrete (sealed or unsealed), and brickTreats apprx 6-7 square feetScrape off build upSweep areaApply to stainAllow to dry, 5-8 hours depending on temp, humidity and ventillationSweep upIf stain remains, reapply, scrub with brush
- #52: If it’s a relatively new stain, maybe within 6 months, you might be able to remove it from the surface with a stain removerBut if the oil spot has been there for a while, its likely the asphalt pavement has become saturated, and at that point, the only thing to do is to cut out the damaged spot, pretty much the same way you’d cut out the pothole.
- #55: Keep heavy vehicles off of your pavementTo keep pavement clean and it helps with inspectionDon’t want pondingMost effective maintenance practice, like sunscreen, protects from the elementsPatch or repair by cut outNew stains can be removed with various products, but a saturated pavement will need to be cut out