Builders Asphalt Repairs – How to Prevent Them or Fix Them Quickly

Asphalt Repairs and Builders Guidelines

Most builders use asphalt in driveways and parking lots because this material can be installed quickly and is durable.

Asphalt streets, driveways and parking lots look good and, as one of the major benefits, asphalt repairs can also be completed quickly and easily.

Asphalt does not crack easily and is flexible compared to other materials such as concrete or brick pavers. A properly laid asphalt driveway will last for up to 20 years if it it cared for and maintained properly.

Unfortunately the construction site can be a very rough place for asphalt.  This is why builders follow certain guidelines when installing streets, driveways and parking lots to avoid asphalts repairs to new pavement.

Asphalt Repairs – The Base Layer and Top Layer.

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Difference between asphalt bottom layer and top coat.

Most builders will bas a “base coat” of asphalt of a layer of gravel so contractors and trade professionals can access the construction site.

This base coat is rather rough and serves as foundation for the final coat which is then installed when all construction activity is completed.

Two main reasons why the top coat is usually the very last task on a construction site.

First, builders they don’t want the pavement damaged by heavy construction vehicles during construction.

Often subcontractors need to drive heavy equipment such as backhoes, delivery trucks and specialized construction equipment around the site to complete their assigned.

This equipment may leave marks, dents or impressions on the pavement.  If the top coat were installed, this equipment could lead to additional asphalt repairs or, at worst, replacement of the damages asphalt.

Second, when the building structures are complete, the top coat is installed, clean and free of debris/dirt/mud.

The final line striping and curb stops are installed leading to a very pleasing aesthetic appearance.

Clients and customers expect this final appearance to indicate project completion.

Preventing Asphalt Repairs

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Ruts in asphalt caused by heavy equipment

Designate parking for subcontractors, motorcycles cause dents, large pickup trucks and commercial vehicles cause ruts.

Subcontractors need to get to the site and complete their assigned tasks.

They will follow the path of least resistance and park a closely to the site or building as they can.

This can result in unusual or unwanted parking issues.  Provide a designated parking area and then enforce parking.

Provide consistent supervision so responsibility can be assigned to subcontractors who damage asphalt.

If a subcontractor damages asphalt, bring this to their attention immediately.  Waiting any amount of time can lead to a “He said, she said” situation.

Don’t schedule top layer until ALL construction and property grading is complete.  See below for more details.

Avoiding potential damage

Don’t “jump the gun” on installing the top coat. Generally, the base coat is quite servacable for ingress and egress to the property.

Unless the client has particular needs, save the top coat, striping and curb stops as the very last task for project completion.

Prior to top coating, inspect the base coat and fill in any large dents or noticable impressions. Small dents can be cold patched.

Small cracks can be filled and impression may not be noticable with a sufficiently thick top coat. Ruts and ridges can also be cold patched.

Larger potholes and larger tears or ruts will need to be filled and hot patched.  Don’t expect the top coat to serve as the asphalt repairs needed for this type of pavement issue.

The pothole, tear or large ridge should be repairs and cooled prior to top coating.

Bad paving should be redone by original contractor.  Although it is understood that the base coat does not need to be aesthetically pleasing, this does not mean that sloppy installation is acceptable.

If the the installation of the base coat is noticeably poor (extensive low spots creating large puddles, bad seams or eye-catching sloppy paving), have the original contract fix it.

When an asphalt has been laid improperly, it is important to expect a professional asphalt repair company to conduct asphalt repairs. A reputed company will have wide experience in laying asphalt correctly to ensure that it lasts long without cutting corners.

Professional companies will have advanced equipment to lay the asphalt quickly and to the highest standards.

Your asphalt provider should use the best material available for your pavement requirements.

Professionals identify the problems and will give you a plan and estimate to correct the faults.

Do you have a need for asphalt repairs?

C & L Services is a third generation family owned property maintenance company.

We have been providing pavement maintenance services to builders, commercial property owners and communities in New Jersey for over forty years.

Our services include asphalt repair, asphalt milling,  and pavement maintenance.

We can service your construction site with a variety of pavement and maintenance services keep your clients happy.

If you’re in North Jersey, Contact us at 908-730-7884.  If you’re in Central New Jersey call us at 732-886-1940 to arrange for asphalt repairs.

Municipal Asphalt Repairs – Complex Issues with Community Pavement

Municipal Asphalt Repairs – Basic Issues vs. Complex Projects

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Do you have the right equipment to do this type of repair?

Municipal asphalt repairs may present complex projects for local boroughs and Townships.  Although most municipalities have basic pavement maintenance equipment and personnel, many townships do not have the expertise, materials and tools to correct complex asphalt repairs.

Here are common questions we address about issues with municipal asphalt repairs and potential solutions.

1. Why Are Asphalt Repairs So Important?

A municipality may not have the staff might needed to keep up with asphalt repairs.  Most townships and boroughs have personnel that provide basic maintenance services such as pothole repairs, street cleaning and unclogging storm drains.

Unfortunately, when it comes to larger repairs to address more serious damage such as loss of pavement and substrata due to erosion, damaged pavement to due car or truck fire and major sinkhole or inlet collapse, municipalities need more resources to resolve these issues.

2. How Many Asphalt Repairs Are Needed?

Roads are exposed to harsh climate changes and require consistent maintenance. Rarely does a municipality have a crew available to respond immediately respond to an emergency situation.

A professional pavement maintenance company can provide help when additional staff or machinery is needed. Having a partners ready to respond can provide not only the safety required for the community, but also the peace of mind knowing that resources are available when the unexpected occurs.

3. Is the Equipment for Asphalt Repairs Available and Up to Date?

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A professional inlet repair…done right and looking good.

It is possible that a municipality does not have pavement maintenance equipment.  Many municipalities work on very tight budgets and respond to pavement issues with a JIT (just in time) response.

The equipment needed for even the most basic pavement maintenance is very expensive, and most municipalities are not in a position to buy that equipment for a JIT asphalt repair project.

Also JIT labor may not have sufficient knowledge to address the root causes of a pavement issue.  In these cases asphalt repairs could be unsatisfactory and temporary, leading to additional costs for re-work.

Having professional partners with the right expertise and skills provide the quality of the work that is clean and professional.

4. Progress Reports

There is a quality saying that goes, “you can’t control what you don’t measure”.  For more complex municipal asphalt repair project progress reports are essential for keeping track of the project tasks.

Having a professional partner who is not only skilled in asphalt repairs but project management as well provides the necessary monitoring, measurement and communication required for successful asphalt repairs. From project planning, equipment & personnel management, safety and and cleanup. consistent progress reports lead to faster completions and satisfactory results.

5. Municipal Asphalt Repairs – The Right Conclusion

Many municipalities find that they can maintain their their roads more effectively with our help. C & L Services have the resources for a variety of complex asphalt repairs.

Most issues are addressed with municipal resources.  For the asphalt repair projects that require more resources, expertise (and perhaps urgency), C & L Service can solve most issues that municipalities face.

Municipal Asphalt Repairs – Finding a Trusted Partner

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Municipal sweeping, pavement maintenance and asphalt repairs

Are you a smaller municipality? Do you need a trusted partner to help with potential asphalt repairs?

C & L Services is a third generation family owned property maintenance company. We have been providing property maintenance services to real estate developers, commercial property owners and communities in New Jersey for over forty years.

Our services include community sweepingpavement maintenanceseal coating, and line striping.

We can give your property the attention needs and keep your residents happy.

If you’re in North Jersey, Contact us at 908-730-7884.  If you’re in Central New Jersey call us at 732-886-1940 to arrange for municipal asphalt repairs.

Shopping Center Paving – Project Management Methods for a Successful Project

Shopping Center Paving – Plan First, Revise Constantly

“Expect the best, plan for the worst, and prepare to be surprised.” ~ Denis Waitley

shopping center paving - sweeping.comThe first time I heard that quote, I thought, “what a realistic approach to planning…you never know what’s really going to happen!”.

Over time, however, this has grown to be my favorite project management quote, simply because it proposes not only the need to plan, but also need to stay flexible in “expecting the unexpected”.

In fact, I think every aspiring property manager would do well to read this quote, understand it and start applying it to maintenance projects.

Each shopping center paving project should start with certain planning protocols to ensure the success and satisfactory completion.

Here are some simple steps that you can undertake when starting a shopping center paving project:

Shopping Center Paving – The Planning

The first step in the project plan is determine the scope of your project. In this case, before paving the shopping center parking lot you need to understand the size and location of the project.

For a newly built shopping center, there are fewer safety issues to deal with since there are no traffic, tenant or customer issues to address.  This is not to imply that there are no safety issues, just fewer issues because business are not currently present.

However, subcontractors and other building professionals are present and need to adhere to safety protocols.

For an existing shopping center, the lost will require milling.  Milling is the process of removing the existing top coat of pavement for recycling and preparing the subcoat for fresh pavement.

Planning the timing and safety this this step in an existing shopping center is particularly important to preserve access for existing tenants and customers served by those businesses.

After dealing with the physical task of paving, you also need to reposition curb stops and bollards.  A line striping project is also needed to ensure that the mall visitors are well directed.

After identifying all the milestones and tasks for the paving project, formulate a viable and workable budget that will be reasonable and still maintain the quality of work done.

Shopping Center Paving – Preparation

shopping center milling - sweeping.comDuring this stage, communicate the finer details of the project with ALL affected parties and inform them about the main goals and timing for your project.

Take the time to explain expectations for them as well. Moreover, asses the obstacles that you are likely to face when preparing the lot for construction and the availability of machinery.

Make sure that you anticipate most of the issues that may affect your project and have contingency plans to avoid delays.

Shopping Center Paving – Execution

In this stage, ensure that you have contacted the necessary authorities and informed them about your project.

Make sure that your contractors are ready to begin work as planned to avoid any delays. The workers whether skilled or unskilled should have the required safety equipment and appropriate safety protocols in place.

In addition, ensure that all the necessary backup materials, labor or equipment are available to prevent any delays that may affect the construction process.

Shopping Center Paving – Assessment

After all the construction work is completed, assess whether expectations have been met.

If not, make sure that before you close the contract, resolve any issues your specifications.

Address any underlying issues that may have occurred during the process to ensure that there are no conflicts with post completion service responsibilities.

After you have resolved all issues, you can officially close the project.

Conclusion

If you want your construction shopping center paving project to be successful, you have to plan, prepare, execute, and assess.

These processes help you to save money and avoid unexpected costs.

Shopping Center Paving – An Expert Resource

shopping center line striping - sweeping.comAre you considering a shopping center paving project? Do you need an experience property maintenance company to help you “refresh” your shopping center pavement?

C & L Services is a third generation family owned property maintenance company. We have been providing property maintenance services to real estate developers, commercial property owners and communities in New Jersey for over forty years.

Our services include community sweepingpavement maintenanceseal coating, and line striping.

We can give your property the attention needs and keep your residents happy.

If you’re in North Jersey, Contact us at 908-730-7884.  If you’re in Central New Jersey call us at 732-886-1940 to arrange for shopping center paving.

Shopping Center Property Maintenance – DIY (Do It Yourself) or Find a Partner?

Shopping Center Property Maintenance – The Temptation to Do Things Yourself

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Are you ready to do this shopping center maintenance work?

You just bought your first shopping center. You are deciding whether or not to handle the property maintenance yourself.

You could do it yourself, but here’s some things to think about:

1) Shopping Center maintenance requires experience and knowledge to take care of ongoing maintenance and potential unexpected issues.  Do you have the knowledge, experience and time to effectively maintain your property?

2) Do you have the cash needed for ongoing maintenance, including materials and extra labor?.

3) Did we mention time? The time you spend on the maintenance of you shopping center might take you away from other important management issues.

Shopping Center Property Maintenance – Partnering with the Professionals

Hire a professional property maintenance company to take care of the work for you. Here are the benefits that come with this choice.

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Portering (trash pickup and removal) – time consuming, but necessary.

1) You save a lot of time, especially when it comes to ongoing maintenance. Portering (trash pickup, trash removal, sweeping, etc) is done on schedule and by employees who are trained for the job.  Small maintenance issues are reported and resolved before they become larger (and more costly) issues.

Hiring someone to focus on regular maintenance helps keep you focused on other important property management tasks. Operations, leasing, communication all go more smoothly with the maintenance process handled by a professional maintenance company. Your maintenance company can deal with the maintenance issues, you as a property owner work on the business of managing the property.

2) Everyone has that “one” person that complains all the time. Shopping complexes get it too. Your maintenance company can respond to those issues.

3) What do you know about environmental and property maintenance regulations?  Although acquiring and owning a shopping center does have educational aspects, keeping up with local, state and federal regulations relating to environment and maintenance is usually not on property owner’s rader. These types of regulations are regularly reviewed by property maintenance professionals.

Shopping Center Property Maintenance – The Path of Least Resistance

Hire a professional property maintenance company you trust to work with you. Hiring someone could save you time, money and stress.  Hiring someone who knows property maintenance, maintenance regulations and is committed to providing excellent work is an investment in your property.

Shopping Center Property Maintenance – Realistic Tips

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Shopping Center maintenance – Equipment and labor to do the job right.

1) There is a saying that cheap work is not good and good work is not cheap. Obtaining professional property maintenance does require a financial commitment, however it might be a small price to pay for peace of mind and tenant satisfaction.

2) Make sure you do a thorough background check on the company you hire. Some may not have all the resources you need to effectively manage your property.  Here’s a previous article we wrote to help you select the right company – Property Maintenance | This is the Checklist You Should Use

Shopping Center Property Maintenance – Do You Need a Partner?

C & L Services is a third generation family owned property maintenance company. We have been providing property maintenance services to shopping center owners, commercial property owners and communities in New Jersey for over forty years.

Our services include parking lot sweeping,  pavement maintenanceseal coating, and line striping.

We can give your property the attention needs and keep your residents happy.

If you’re in North Jersey, Contact us at 908-730-7884.  If you’re in Central New Jersey call us at 732-886-1940 to arrange for shopping center property maintenance.

 

Homeowner’s Association (HOA) Property Maintenance: Who Should You Trust?

Homeowner’s Association Property Maintenance – It’s Not Buy it and Forget it

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A storm inlet repair. A HOA has the resources to arrange for this complicated repair.

People work hard throughout their lives with a particular goal in mind. Some want their every desire fulfilled which they could not while they were young. Some want to travel the world and enjoy different cultures. Some want to fulfill their craze of cars that they have had since they were children. Some want to spend their lives peacefully with their loved ones in a house they always dreamt of buying.

The thing about buying a house, however, is that it’s not like once you buy a house, you are done with it. You have to keep it maintained, repaired and clean. This doesn’t just apply to single properties, but also other commercial properties as well.

This is not an easy task, as many people find out with their first experience of home ownership. If you are also one of those individuals who want their property properly managed and maintained but prefer NOT to the job yourself, then a community with a Homeowners Association (HOA) is a good fit for you.

There are many responsibilities that HOA’s do for you to maintain your property, including lawn maintenance, shrub trimming, power washing, concrete repair, street and parking lot cleaning, and possibly many other tasks.

When you put HOA in charge of maintaining your properties, there are some established rules that resident need to follow. Not respecting these rules could lead to fines which the violator will have to pay.

Property Maintenance – Who is Responsible for What?

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Parking lot paving. Another project that is better managed by a HOA.

The scope and extent of responsibility for property maintenance adopted by a HOA can be influenced by the type of real estate ownership established in the community.  There are three basic types of ownership for communities who establish a HOA:

Fee Simple 

In this type of ownership, the homeowners own the structure and property. Some communities establish a HOA to maintain any common elements such as playgrounds, storm drain basins or landscaped entries, however in the majority of fee simple communities, the homeowner is generally responsible for doing the property maintenance work on his or her own home.

Condominium 

In this type of ownership, the land is owned in partnership with others who live in the homes on the property. The owner of the structure is the homeowner. When it comes to property maintenance responsibilities, they are distributed between the HOA and the individual property owners.  The HOA is usually responsible for exterior property maintenance, and the homeowners are generally responsible for the structure.  The property maintenance responsibilities do vary significantly in these communities.

Co-Op 

The property in this type of ownership is owned by a corporation. If you buy such a property, you are actually buying shares of the corporation. The residents are generally free of maintenance responsibilities in this type of ownership.

Property Maintenance – Making the Right Decision

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Community street sweeping. Definitely a HOA responsibility.

The aim of mentioning the types of ownership is to help you understand the responsibilities of maintaining a property, whether it is your personal, or a business property.  If maintaining a property is not something you want to do, you can partner with an experienced property maintenance company who will:

  • Save time – Finding someone who could care for all the needs of your property can be a tiring task. You will either find someone who can repair concrete and not trim bushes, or someone who can trim bushes and not repair concrete. Instead of wasting time searching for people who perform different tasks, the Home Owners Association (HOA) will contract and manage all of these responsibilities.
  • Reduce Stress – Maintaining a property can be stressful. Some people can hardly maintain one house, maintaining several is way over their heads. So instead of stressing about how you will handle the maintenance of several properties, let a HOA do its job.
  • Save Money – One of the top reasons for living in a community with a HOA is that you will be able to save money. Think about it yourself. If you hire different people for each property maintenance task, you end up spending more money. Instead, hire one company that does all the tasks, in a much lesser amount.

Property Maintenance – Finding a Trusted Partner?

Are you involved with a Homeowners Association Board? Do you need a trusted partner to help with property management responsibilities?

C & L Services is a third generation family owned property maintenance company. We have been providing property maintenance services to real estate developers, commercial property owners and communities in New Jersey for over forty years.

Our services include community sweepingpavement maintenanceseal coating, and line striping.

We can give your property the attention needs and keep your residents happy.

If you’re in North Jersey, Contact us at 908-730-7884.  If you’re in Central New Jersey call us at 732-886-1940 to arrange for HOA property maintenance.

Shopping Center Inlet Repair – The Pros and Cons of Postponing Repairs

Shopping Center Inlet repair –  When Is The Right Time? 

Timing is everything. There really is a best time to do most anything.  

When you see a crack in your windshield, it’s best that you have an auto glass specialist look at it immediately and repair it before it turns into a broken window. Timing is everything.

Or if you hear about bad weather, getting the rain gear or snow shovels out so you are prepared for whatever is needed for access to your stores. Timing is everything.

When it comes to Shopping Center inlet repairs, if you notice cracks or depressions that weren’t there before,  it might be a good time to have somebody look at it. Timing is everything.

Shopping Center Inlet Repair – What is a Shopping Center Inlet

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Typical shopping center inlet repair

A standard shopping center inlet has a perforated or slotted metal grate embedded into the pavement.

The grate covers a below-ground concrete structure. This inlet allows rain and storm water  to drain into the structure to keep a parking lot from flooding.

Shopping center inlets have a variety of names and are also known as storm drain, storm sewer, surface water drain/sewer, or stormwater drain.

What Can Go Wrong With A Shopping Center Inlet?

The most obvious issue for shopping center inlets is if they get clogged, it causes a flood.  The simple resolution is to remove the debris clogging the drain (usually leaves or paper) and the water drains.

Regular maintenance usually prevents this from happening, however if the shopping center is close to a heavily wooded area or if a recent event has generated a lot of paper (flyers, tickets or banners for a political rally) the inlets in the parking lot can create and unexpected blockage.

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An inlet that has dropped approximately six inches from previous position with very poor repair efforts. Unsafe and unsightly.

The more costly and potentially unsafe issues can occur when a shopping center inlet begins to deteriorate.

If water seeps in between the pavement and the inlet apron, this can cause erosion of the sub-strata and the collapse of the pavement surrounding the inlet.

Several potential issues can result.  The first is the pavement becomes unsightly.   Visible cracks and deterioration are evident around the inlet and it appears neglected.

The second issue is the pavement becomes unstable and unsafe.  An individual driving (or even walking) on the pavement surrounding the inlet can cause it to collapse and damage the vehicle or cause injury to a pedestrian.

The final issue is complete inlet collapse.  The pavement around the inlet collapses and the infrastructure of the inlet disintegrates.  This creates a major inlet rehabilitation project at a substantial cost.

What kind of shopping center inlet repairs can be done?

In many cases the asphalt perimeter of a storm basin can be repaired so the inlet is returned to its intended purpose, to drain stormwater.

If the catch basin if the inlet has been damaged, it will need to be replaced.

Both projects require specialized expertise for asphalt and concrete repair as well as the administrative expertise needed to coordinate engineers and local officials for construction permits.

What Are The Pros of Waiting?

There are actually no pros to waiting.  Although it may appear that costs savings are achieved by waiting, the actual costs may be much higher if preventative maintenance is deferred.

It is much less expensive to continuously inspect and prevent shopping center inlets so problems can be “nipped in the bud” compare to replacing asphalt.

And replacing asphalt is much less expensive than replacing a shopping center inlet (requiring engineering, permit and possibly traffic fees).

What Are the Cons of Waiting?

As we mentioned above, timing is everything.  The longer you wait for shopping center inlet repair, the higher the cost will be.  The costs range from simple asphalt repair costs to major construction costs (and the most dreaded possible lawsuits).

Timing is everything, don’t postpone your decision to conduct shopping center inlet repairs.

Do you have a shopping center inlet that needs repair?

C & L Services is a third generation family owned property maintenance company. We have been providing inlet repair services to shopping centers, commercial property owners and communities in New Jersey for over forty years.

Our services include inlet repairconcrete repair, asphalt repair, and pavement maintenance.

We can give your property the attention needs and keep your residents happy.

If you’re in North Jersey, Contact us at 908-730-7884.  If you’re in Central New Jersey call us at 732-886-1940 to arrange for shopping center inlet repair.

 

HOA Parking Lot Sweeping – How to Get Your HOA On a Schedule

HOA Parking Lot Sweeping – Some Kids Never Learn

HOA parking lot sweeping - sweeping.comIf you’ve ever had kids, you’ll know that it’s hard to get them to stick to a schedule.  Most kids learn, some never do.

Getting people to cooperate is a lot like getting kids to cooperate,  you’ve got to employ the right consequences.

HOA Parking Lot Sweeping – The Right Consequences

There is a powerful consequence you need to use when you start an HOA parking lot sweeping program.

It’s called negative reinforcement.   This is the most common consequence that most people are familiar with.   You can sum it up in this simple sentence,  “do this or else”.

It sound somewhat heavy handed, but it doesn’t have to be.  However, it’s the primary consequence you need to employ when setting up a HOA Parking Lot Sweeping program.

HOA Parking Lot Sweeping – Examples of negative reinforcement

There are many examples of negative reinforcement.    

Most people don’t want to get a speeding ticket, so they drive under the speed limit.   Most people don’t want to get fired from their job, so they show up for work on time and do their work effectively.

Negative reinforcement does not have to be heavy-handed,  it just has to be communicated properly.

HOA Parking Lot Sweeping – It starts with communication

When it comes to an HOA parking lot sweeping program communication is key.

Ensuring that the residents know well in advance about a regular parking lot sweeping program goes a long way towards minimizing conflicts.

Approximately two months before the start of the program a  separate letter should be sent to each homeowner informing them that an HOA parking lot sweeping program is going to be scheduled.  Include the specifics regarding the dates, the times, the requirements, and most importantly, the consequences if requirements are not met.

The key to communication is both repetition and variety.  Communicate consistently and in a variety of ways.  And document these communications for the resident who will claim that nobody told them.

HOA Parking Lot Sweeping – Continuous Followup

The letter should be followed up a week later with a printed flyer that is hand delivered to each residence because not every residence receives notices from the management company.   Some residences are rented so they may not get notified by their Landlord.

Several weeks before the parking lot sweeping program begins, small signs (about 11 x 17  tablet size) should be staked around the community where every resident can visibly see them.

A few days before the program begins, conduct a mass phone notification campaign (these phone services are now readily available to all homeowners associations).

HOA Parking Lot Sweeping – Resident Requirements

Generally, the main requirement is to ask the resident to move their car out of the parking lot that’s being swept on the sweeping date.

Invariably there will be residents who will forget, or ignore the requirements.   If the sweeper has to sweep around a particular vehicle, the sweeper should take that picture of the  license plate and send the picture to the HOA.

If the HOA can identify the car as owned by resident, they can send a letter asking the resident to adhere to the requirements and move their car on the next sweeping date. They can also respectfully remind them of consequences for future non-compliance.

Moving forward, consequences must be initiated on non-compliant residents.   No exceptions.

HOA Parking Lot Sweeping – The Consequence of No Consequences

Although it’s  tempting to let one or two violations slide, it’s important to remember that without consequences people will not change their behavior. 

Also, if you are going to apply consequences to one person, it’s only fair (and legal) to apply the same consequences to all.

Although it does seem like a lot of work to communicate, followup, and enforce requirements, the outcome will be that most people will cooperate. Those that don’t won’t have a leg to stand on when they suffer the consequences.

Need Help with your HOA parking lot sweeping project?

Are you involved with a Homeowners Association Board? Would you like to discuss ways to improve your community’s overall appearance?

C & L Services is a third generation family owned property maintenance company. We have been providing property maintenance services to real estate developers, commercial property owners and communities in New Jersey for over forty years.

Our services include community sweepingpavement maintenanceseal coating, and line striping.

We can give your property the attention needs and keep your residents happy.

If you’re in North Jersey, Contact us at 908-730-7884.  If you’re in Central New Jersey call us at 732-886-1940 to arrange for HOA parking lot sweeping.

Builders Construction Sweeping – Scheduling A Sweep Before Snow is the Best Thing You Can Do

construction sweeping backhoe - sweeping.com

Builders Construction Sweeping – Why Are You Procrastinating?

builders construction sweeping timing - sweeping.comHow often have you been angry with yourself for waiting to the last minute?

Wait for the last minute for tickets – they’re sold out!

Wait to the last minute to buy clothes for an important affair – your size not available!

Wait for the last minute to take care of something at Motor Vehicles – stand on a long line for a long time!

You’ve learn over many years and through painful experience that waiting until the last minute has unwanted consequences.

So if you’re a builder, this is why waiting for the last minute to schedule street sweeping also has unwanted consequences.

Builders Construction Sweeping – Reasons why you should schedule construction sweeping now

Probably the first and most compelling reason for scheduling a sweeping project before the snow is for safety.   

Even if you have a one or two inch dusting of snow this can hide debris that can cause safety issues.

Some of the things that can be hidden because of snow are chunks of concrete, pieces of asphalt,  wood cuttings, gravel, and unfortunately, beer cans.

When people drive over this debris with their trucks it ends up in the tires.   If someone is walking on the snow (a contractor or a client) and they step on any of this debris, they trip and fall.  

We live in very litigious society, so it’s a bad practice to allow potential lawsuits that can be prevented with construction sweeping.

Builders Construction Sweeping – Improve the appearance of your property

The next reason is that construction sweeping will improve the appearance of the property, whether its a newly started site or if it has been under construction.

Although most people prefer to view properties during warm weather, there are still many buyers out there who need to (and will)  inspect property during the cold weather.

Scheduling a construction sweeping before snow arrives helps improve the appearance of the property even after snow has dropped.  A construction site looks more tidy with clean snow as it melts rather than dirty snow that turns into a mushy, debris-laden mess.

Builders Construction Sweeping – Timing is ideal

And finally the availability of construction sweeping services is best right before ice cold weather and snow set in.   

Scheduling a construction sweeping is easier, faster, and more convenient before the bad weather hits.  After a snow, many sweeping services are busy with snow removal and other winter property maintenance projects.

Get that sweeping “to do” off of your list and pick up the phone today!  Get your sweeping project done before the winter.  

Builders Construction Sweeping – Call the Experts

C & L Services is a third generation family owned property maintenance company. We have been sweeping and servicing real estate developers, builders, and communities in New Jersey for over forty years.

Our services include parking lot sweepingmunicipal sweepingconstruction sweeping, and garage scrubbing.

We can help you keep your site clean, dust free and in compliance with reliable, cost-effective construction sweeping services.

If you’re in North Jersey, Contact us at 908-730-7884.  If you’re in Central New Jersey call us at 732-886-1940 to arrange for construction sweeping.

 

Shopping Center Sweeping – Should You Sweep The Parking Lot Before or After the Winter?

Shopping Center Sweeping – The Big Question

shopping center sweepingPerhaps the question I get asked the most about shopping center sweeping is, “when is the best time to do a thorough parking lot sweep and clean? 

Should I do it before the winter so there is not much to do when the winter is over?

Or should I wait until winter is over and then do a thorough cleanup in the spring?”

My answer is, “it depends…”

Now I know that’s not a definitive answer, which is frustrating but there are several questions that need to be answered in order to give a definitive answer.

Shopping Center Sweeping – First question is how big is your parking lot?

The size of your parking lot really determines whether you should have parking lot sweeping at all.

Small shopping center parking lot – If your parking lot holds between 20 and 50 cars this is a rather small parking lot. You should rely mainly on manual portering you keep your parking lot clean. The shopping center sweeping is usually done with a simple broom and hopper pan.

Medium shopping center parking lot – If your parking lot holds between 50 and 500 cars then a good sweeping can spruce up the parking lot.  Not only will the appearance improve, But you can prepare the parking lot for other types of improvement projects such as asphalt repair, pothole patching, seal coating or lien striping.

Large shopping center parking lot – If your parking lot holds more than 500 cars then you probably have a substantial piece of real estate that needs maintenance. This is a parking lot that should have regular sweeping and maintenance.

Shopping Center Sweeping – It depends

So going back to the question should you sweep the parking lot before or after the winter you see now it depends.

 It appears that the weather really shouldn’t be part of the decision making process, it’s really the size of the parking lot that dictates the need for shopping center sweeping.

What  should I do Before the winter  to prepare my parking lot?

Inspect the Parking lot – Grab a pad and a pen, then go out and walk the parking lot.  Walk in a back and forth pattern to inspect the condition of the asphalt, concrete and cleanliness of the lot.   

Do you see any areas that need repair, replacement, painting, or cleaning?   Note these on your pad.

When you get back to the office rate these on a scale of 1 to 3.

1 is a critical must do,

2 is a should do,

3 is a nice to do.

Consider the items you rated as a one to be the most critical that need to be completed prior to the winter.

Shopping Center Sweeping – More than just sweeping

Some of the pre-winter tasks to consider are:

Concrete repairs, curbs,  sidewalks, parking stops, ballard bases, decorative concrete.   Rate anything that could cause a trip or fall hazard as a particularly critical item.

Asphalt repairs, potholes, large cracks

Inlet repairs –  any Inlet that is showing cracking or sinking ( it’s not going to get better over the winter)

Crack filling, sealcoating, and striping or not quite as critical,  however if the striping for handicap parking for traffic flow has started to fade,  it’s best to touch it up before bad weather arrives.

Shopping Center Sweeping – Winter Prep

A few other things that really don’t have anything to do with parking lot sweeping,  what are work thinking about are:

Emergency contractors such a snow removal or  roofers (looks like hurricanes are only going to get worse with continuing global warming)

Do you have your snow removal and ice melt supplies in good condition and ready for the first snow emergency?

although items  listed above appear to be  a lot of additional work, these tasks can be completed in a few hours.

So getting back to our original question about Shopping Center sweeping, we’ve given you a lot to think about and perhaps have answered the question for you.

Shopping Center Sweeping – Need Help with Your Shopping Center Parking Lot?

C & L Services is a third generation family owned property maintenance company. We have been providing property maintenance services to Homeowners Associations, commercial property owners and communities in New Jersey for over forty years.

Our services include community sweepingpavement maintenanceseal coating, and line striping.

We can give your property the attention needs and keep your residents happy.

If you’re in North Jersey, Contact us at 908-730-7884.  If you’re in Central New Jersey call us at 732-886-1940 to arrange for shopping center sweeping..

Street Sweeping for Builders – Why Prime Services are as Important As First-rate Materials

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Street sweeping for Builders – An Established Service for Over 100 Years

Street Sweeping for Builders - sweeping.comBuilders are known to be some of the most innovative  businesses in the US.

Although many of the processes and products that they use have been around for a long time, builders are always looking for new ways to do things better, provide better products with durable materials, and ultimately to satisfy their customers.

Builders spend quite a bit of time researching, testing, and evaluating building materials.   

They also seek out new processes, methodologies, and techniques to make the homes and buildings that they construct more efficient.

Street sweeping for Builders – Clarifying Expectations

One area that I have always felt didn’t receive the focus that it deserves from builders is evaluating the quality of the services that they received from their subcontractors.

Certainly builders are discerning when it comes to expectations regarding the quality of the service they received, however many of their service providers (this includes electricians, carpenters, plumbers, and other service professionals) are vetted through word-of-mouth rather than actual monitoring measuring.

Now the focus of this article is street sweeping, However street sweeping is as important a service as any of the other subcontracted professionals.

Street sweeping for Builders – The Quality Process

As a service provider who is committed to the quality process (PDCA – Plan, Do, Check, Act), in order to provide service that exceeds expectations we recommend the following measures for evaluating service professionals:

Responsiveness – Does the vendor respond back to  inquiries or issues in a timely manner?

Flexibility –  can the vendor respond to unexpected situations?   does the vendor have enough flexibility to adjust their processes and procedures to meet the needs of the client organization?

Attention to detail –  does the vendor provide their service with the level of detail that one would reasonably expect of a professional service?    does the vendor avoid rookie mistakes? is error free Service delivery the norm or the exception?

Ease of doing business –  does the vendor have sufficient staff to communicate just in time?    Or does communication require multiple redundant channels? does the vendor and their staff provide a basic degree of friendliness when interacting with staff of the organization.

Courteousness of staff –  is the staff courteous two members of the organization,  the organization’s clients and the General Public? have there been  Behavioral incidents which require apologies or a men’s on the part of the service provider?

Follow-through –  does the service provider  meet their commitments? does a service provider renegotiate commitments that need to be adjusted?  

Suppliers, vendors, and service providers are critical to most organizations, unfortunately many organizations do a very poor job of measuring supplier performance.

Often price is the only factor in deciding on a vendor when other measures are equally or perhaps more important.

Although street sweeping may not be high on the list of critical services, service consumers are still entitled to excellent quality and professional service.

Street Sweeping for Builders – Call the Experts

C & L Services is a third generation family owned property maintenance company. We have been sweeping and servicing real estate developers, commercial properties and communities in New Jersey for over forty years.

Our services include parking lot sweepingmunicipal sweepingconstruction sweeping, and garage scrubbing.

We can help you keep your site clean, dust free and in compliance with reliable, cost-effective construction sweeping services.

If you’re a builder in North Jersey, Contact us at 908-730-7884.  If you’re building in Central New Jersey call us at 732-886-1940 to arrange for street sweeping.