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, roadways, and driveways 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
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. Potholes will be cleared of all debris and filled with
hot or cold asphalt and compacted with a vibratory roller or plate compactor.
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 area(s) will be saw cut or milled and the existing deteriorated asphalt will
be removed to the approximate specified depth. The existing stone base will be
compacted and tack coat will be applied to the remaining asphalt edges to guarantee
proper bonding. Hot asphalt will be installed and compacted with a vibratory roller.
The cost for asphalt removal & replacement depends upon the geographic location, the
amount of grading and substrate work required, and other site-specific factors.
Covering larger areas of asphalt failure, a more 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. In most instances this is a maintenance
item only. Existing cracks will reflect through your new pavement over time.
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.
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.
Asphalt Maintenance Facts
As soon as freshly laid hot asphalt pavement mix begins to cool, the aging process
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.
C.A.S.E. Construction, Inc. approaches each project the same way and always with the
same goal in mind–to save customers time and money. First, our professional
estimators, with camera and measuring tools in hand, conduct a physical inventory of the
parking lot to develop an accurate plan of repairs and maintenance. Never taking short-
cuts, our methods are thorough, including checking catch basins and parking bumpers.
During the evaluation process, our estimators are always prepared and willing to discuss
any concerns, offer suggestions, and answer any questions you may have. At the end of
the evaluation, we present you with a proposal including, as necessary, photos and a
site map (photos and site map are included based on the scope of the job). Depending on
your needs and budget, we can also offer options, alternatives, and different price
ranges. All of our basic site evaluations and consulting sessions are complimentary.