HOA Asphalt Crack Filling – Should I Be Concerned?

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Asphalt Crack Filling – Who Is Responsible? Me or the HOA?

asphalt crack filling responsibility - sweeping.comIt goes without saying that although asphalt driveways are built to last, cracks are likely to appear especially after years of rigorous use.

If this happens, it’s usually best for you to either contact a professional asphalt crack filling company or, if it’s the Home Owner Association’s responsibility to do so, then by all means get in touch with them.

This is important because sealing the cracks will prevent you from spending a whole lot more, especially when the cracks get bigger and more conspicuous.

Signs That Your Driveway Needs Asphalt Crack Filling

Thankfully, asphalt cracks are usually visible even at the very early stage and you can easily have an asphalt crack filling project completed quickly and without any issues.

Cracks should be sealed as soon as possible to keep water out of the crack and prevent the overall asphalt surface from being damaged by water intrusion.

There are different kinds of cracks: hairline cracks, medium and large cracks. Hairline cracks can be sealed with a good grade sealcoat, however, larger cracks should be taken care of immediately with a top grade asphalt crack filling compound.

You may also consider allowing a trained professional to come to check out a larger crack before you decide on what to do next.  If the crack is too large, the asphalt may need to be repaired or replaced.

A professional would also be able to determine if there are other types of asphalt substrate issues that are the root cause of the cracks.

From there, you can either notify the Homeowners Association if you’re under one or contract or hire a good asphalt crack filling firm to do the job for you.

Cracks On the Asphalt Pavements & How They Are Effectively Repaired

Once you’ve concluded that the crack on your asphalt driveway needs to be repaired, then call a respectable asphalt crack filling company or the Homeowners Association (if you are under one). The HOA will then contact the firm on your behalf and have the crack sealed the right way before the situation exacerbates.

The reason why you need to hire the right firm is simply that they have the right tools, materials and expertise to resolve the problem.

First, they’ll clean the crack to ensure that debris is removed so the filler material with adhere.

Once the filler material is applied, the professionals will test the crack filling for the seal. They’ll then wait for 20 minutes before adding any additional crack filling material. The work is then left to dry.

Although the process appears simple (and it is for professionals), doing it yourself it’s not highly recommended.

HOA Asphalt Crack Filling – It’s Better Not To Wait

As mentioned earlier, not repairing that little crack in your driveway on time might only end up costing you so much more in the future as the crack gets bigger and bigger.

Therefore, knowing the right path to follow (if the homeowner association is responsible for such tasks in your area) or hiring your own crack filling professional, make sure the action is taken as fast as possible.

Does your pavement need asphalt crack filling?

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

We have been providing asphalt crack filling and pavement repairs 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 asphalt 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 crack filling.

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.

builders asphalt repairs - asphalt top and bottom coat - sweeping.com
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

builders asphalt repair - sweeping.com
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

municipal asphalt repairs - sweeping.com
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?

municipal inlet repair - sweeping.com
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

municipal sweeping - sweeping.com
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 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

Shopping Center Inlet Repair - sweeping.com
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.

shopping center inlet collapse - sweeping.com
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.

 

Asphalt Maintenance – Damage in the Winter, Fixes in the Spring

Asphalt Maintenance – Bad Weather = Parking Lot Damage

asphalt maintenance winter - sweeping.comSnowstorm, rainstorm, nor’easter, bomb cyclone. Whatever the name, it’s all bad weather and it’s really bad for pavement. All this bad weather adds up to one unpleasant truth – it causes lots of parking lot damage.

The more extreme the weather, the more extensive the damage. And it does appear that climate change is generating more extreme weather.

Unfortunately, some asphalt damage needs to be corrected immediately. If a large chunk of pavement fails and creates an unsafe walking or driving condition, you need emergency asphalt maintenance service.

Fortunately, asphalt pavement is a very “fixable” condition with many different types of repair materials and a variety of repair methods. Also, the temperature is not as big a problem with asphalt repairs compared to concrete repairs.

Although not the ideal time of year, asphalt maintenance can be conducted in cold weather. Concrete repairs are much more difficult (and expensive) in cold weather.

Asphalt Maintenance – You Can Wait Until Spring

Another aspect of asphalt maintenance is that the inevitable pothole repair can wait until spring. Depending on the size, location, and traffic, many pothole repairs can be deferred until warmer weather set’s in toward the end of March or beginning in April.

The big challenge with pothole repair at that time of year is the overwhelming demand for labor and materials in the spring. Many property owners want to get asphalt repairs and maintenance completed before the weather gets hot.

People who use the pavement, especially tenants, get very angry if they encounter a pothole that has not been repaired by June.

Preparing For The Spring Crush – What to Do?

So how does a property owner prepare for the asphalt maintenance crush?

Here are a few tips to plan and prepare for your asphalt maintenance needs.

1. Select a reputable maintenance company with asphalt maintenance experience

Google the term “asphalt maintenance” or “pothole repair” in your geography, e.g. “asphalt maintenance freehold nj” or “pothole repairs jackson”

Notice if Google provides local recommendations (it will be in a box of three recommendations at the top of the page). Look for Google reviews first. Good reviews usually indicate a reputable company.

Then visit the company’s website. Have a look at the services they offer. See if they offer any free tips, information or checklists.

The more helpful information they provide, usually the more committed they are to providing good service to their customers

2. Reach out to the company and talk to a representative

Find out if they have representatives that can spend some time speaking with you about your needs.

Ask for references and question where they have provided services in your local area.

Discover if they will listen to your unique situation and if they offer helpful suggestions.

Notice if they follow-up timely. This is an important clue to whether they will follow-up with you after they have started your project.

3. Determine if they can provide the asphalt maintenance services that you need

If you have a large asphalt maintenance project, arrange for an on-site visit so the potential service provider can accurately determine the time, labor and materials for your project.

Ask for a determination of when they could provide services. If they are a know asphalt maintenance company, they may have contractual commitments for the busy time of year.

Ask them for their best estimate of when your project can be added to the “queue”.

Asphalt Maintenance – Don’t wait until the last minute.

The crush for asphalt maintenance in the spring is a real occurrence. If you plan and prepare during January and February, you won’t be waiting long to have your potholes repaired, your cracks filled and any other issues corrected.

If you wait, there might be some nastygram emails or testy calls from tenants or property owners to deal with.

Avoid this today. Let us be the first property management company you investigate.

Check us out and compare us with other asphalt maintenance companies in your local area.

If you’re in Northern NJ, call us at 908-730-7888. If you’re in Central NJ, call us at 732-886-1940.

I believe we can help you to get your asphalt maintenance when you need it.

Sealcoating – Winter Protection and More

Sealcoating – Extending the Life of Your Pavement

sealcoating-sweeping.comAsphalt has long been the material of choice for many paving projects, especially parking lots.

Asphalt is relatively inexpensive when compared to other paving materials, long-lasting, requires minimal maintenance when properly laid, and generally takes less curing time before being usable.

One important step in asphalt maintenance is a good sealcoat. Sealcoating is a process by which a specially formulated sealant is applied to protect the asphalt from deterioration caused by heavy usage, water or chemical penetration, and environmental factors such as harsh weather.

A good sealcoating actually extends the life of your asphalt and keeps its appearance aesthetically appealing.

Sealcoating – The Basic Types

There are three basic types of sealcoating, each of which has its own particular pros and cons depending on your specific needs.

An asphalt-based sealant lasts between 1 – 3 years before needing a fresh application, the tar-based sealant has a lifespan of between 3 – 5 years and a petroleum-based sealant falls somewhere between.

Not all sealants are available everywhere due to environmental issues and questions in certain areas, so an asphalt expert should be consulted before deciding which sealant is right and available for your parking lot.

Sealcoating and Temperature

Regardless of which sealant type you use, keep in mind that temperature affects the outcome of the application.

Warm sunny days with low humidity are the best times to apply the sealer. As a rule of thumb, late Spring into early Autumn is generally ideal months for sealcoating.

Cool, humid weather will not allow the sealant to bind properly with the asphalt nor cure into a strong surface, and attempting to coat in cold weather is a total waste of time and money.

Winter is the least ideal season to seal coat, however warmer winters extend the opportunities for sealcoating projects.  Avoid conduction a sealing job when there is a chance of rain, no matter how warm the day may be.

Sealcoating – Not a Substitute for Crack Filling

Asphalt sealers are designed to protect the surface of the asphalt, not used as a crack filler.

Any potholes, cracks, or other defects should be repaired before sealer is applied. Striping is often an integral part of defining parking spaces and adding to the overall appearance of the parking lot.

Any striping should always be done after the sealant has been applied and cured.

Sealcoating – Improving Property Aesthetics

Your parking lot, whether giving access to a commercial enterprise or an apartment complex, takes up much of your property and is the first thing potential customers or residents see.

Keeping that parking lot clean and well-maintained gives a good first impression and shows pride of ownership. A routine sealing schedule should always be included as part of your asphalt maintenance program.

Not only will that keep your parking lot in tip-top condition, it will save money over the long term.

Thinking about refreshing your parking lot or pavement?  Need to “spruce up” the look of your exterior pavement?  If you’re located in central New Jersey, give us a call at 732-886-1490.  Further North…call us at 908-730-7888.  We’ll be glad to answer your questions about sealcoating.

Asphalt Maintenance – Potholes: The Good, The Bad, The Ugly

Asphalt Maintenance – Lessons Learned the Hard Way

If there is one lesson that I have learned well as an asphalt maintenance professional, it is this: in order to maintain your parking lots, driveways and roadway, it is necessary to stay on top of asphalt repairs…even though it is time-consuming and requires diligence. Here are some of the guidelines that help me and my clients.

Asphalt Maintenance – The Good

Asphalt Maintenance requires regular pothole repair.  Where there is asphalt and cold weather, potholes follow.  Although I don’t particularly like the mess and expense, after maintaining asphalt for many years (three generations) I’ve found that there are good potholes.  Yes, some potholes are good.

The picture to the right shows a good pothole.

This pothole is small, evenly shaped and not too deep. asphalt repair - good pothole - sweeping.com

These types of potholes are easy to fix and maintain their repair for a reasonable amount of time.

In a pinch, I can use cold patch materials to fix, but I often have the opportunity to use hot patch materials which makes the pothole more level with the surrounding asphalt.

The repair also looks better and lasts longer which is safer and more economical in the long run.

One other thing, I can get the repair done quickly, which is appreciated by property owners and tenants alike.

Asphalt Maintenance – The Bad

A bad pothole presents a variety of problems.  The location of the pothole could be bad (in the middle of a busy highway with cars whizzing by at 80 mph).

The pothole could be big…this means more time, money and effort.  The pothole could be masking a more serious substrate issue.  It could be a combination of all of these, which is really bad but not quite ugly yet.

This photo shows a bad pothole. asphalt maintenance - bad pothole - sweeping.com

Big bad pothole, with other serious asphalt maintenance issues attached.  As with many potholes, however, and other types of asphalt maintenance problems, it’s fixable.

Always keep safety in mind first, then try and minimize the inconvenience to property owners and users when fixing a pothole of this size.

If you have a pothole of this nature, read our article, “Pothole Repair: Challenging Situations that Only The Best Pothole Repair Companies Can Do Right”

Asphalt Maintenance – The Ugly

Quite often we are called in to quote on an asphalt repair project that has been represented as “a few potholes”.  When we get to the property, we see issues like the picture below:

asphalt maintenance ugly pothole - sweeping.com

This is an ugly asphalt situation that is caused by serious neglect. It appears several attempts were made to repair the asphalt.  The repairs were too little, too late and poorly done.

This asphalt disaster is not a pothole repair issue.  This is (and has been) a repaving project that has been postponed for whatever reason (usually cost considerations).  Now it’s a very costly, complicated and somewhat dangerous asphalt repair project.

Pothole Repair – Keep it simple

Don’t let your asphalt maintenance issues turn bad or even ugly.  When a pothole appears, get a good, experienced asphalt maintenance professional to take care of it.  It’s safer, more convenient and less costly than postponing it.

Only maintain good potholes, not bad potholes.  Call us at 732-886-1940 to keep your potholes good.  We deal with the bad and ugly too if you need us, we’re the experts in asphalt maintenance.

Pothole Repair – Before the Winter

pothole repair - sweeping.comPothole Repair – A Natural Consequence of Asphalt Parking Lots

Every year the cold winter weather in the Northeastern U.S. brings with it a sudden increase in pothole repair for asphalt parking lots.

Water that seeps into the road during the fall rains freezes and expands, cracking the asphalt and causing increasing and widening potholes as temperatures gets colder. This is why it’s extremely important to conduct pothole repair before the cold weather hits, particularly if your business relies on parking lots, driveways or key access roads.

Fall is the best season for repairing potholes in asphalt, as during the fall months, temperatures are more temperate and there is no snow to deal with.

Pothole Repair – Why Waiting Can Be Costly

If asphalt patching is postponed until the winter, existing potholes will get worse before repairs are done, and new potholes may also appear. In the Northeast, freezing temperatures are fairly constant from December through March. Since snow sometimes starts in early December, the sooner the pothole repairs are done, the more likely the cost will be lower and the lot will be safer.

Getting pothole repair sooner rather than later also helps your commercial or industrial business to avoid a additional costs. Repair costs for your parking lots or access roads will be higher if repairs need to be done in colder weather.

Cold weather causes further damage on the asphalt, and potholes can also create a safety hazard for both drivers and pedestrians. If someone trips and falls or damages their car, litigation is possible if anyone is hurt, which is both costly and time consuming.

Pothole Repair – Do It Before Cold Weather

Pothole repair goes much more smoothly before the weather gets too cold. Repairing asphalt becomes difficult or at times even impossible when the winter weather hits, particularly when snow and ice become common, so hiring a company for asphalt patching services in the fall is preferable.

The autumn is also a good time to contact a repair company because they usually aren’t too busy; this is because, although fall is definitely the best season for pothole repairs, many business owners still wait until the winter.

If the parking lot requires seal coating, it will be necessary to fill potholes and seal any cracks in the asphalt before the coating is applied, as cracks and holes in asphalt can cause issues and make the coating uneven.

These same crevices also make asphalt roads and parking lots very difficult to clean during the winter, as they tend to become filled with snow and ice. It can be hard to clean snow and ice out of rough and uneven surfaces on asphalt parking lots.

Pothole Repair – Safety and Cost Issues

Also, for the safety of tenants and customers, it’s crucial to get  asphalt driveways and parking lots inspected and repaired before winter arrives.

Not only will having the asphalt professionally patched and repaired keep everyone safe and help your business avoid possible lawsuits, but it will also save you money.

If you wait until the winter to hire a company for repairs, it may be difficult or impossible to fix potholes, and the increased damage to your asphalt will make any repairs that get done more expensive.

Have pothole problems?  Give us a call at 732-886-1940.  We’ve had a lot of experience solving pothole problems and can help you with you tackle your pothole repair.

 

Commercial Property Maintenance – What is the Purpose?

Property Maintenance – Not A Once In A While Event

property maintenance reasons - sweeping.comEffective property maintenance requires various processes ranging from simple day-to-day cleaning and repairs to replacing sections of the buildings, entries and parking lots.

In order to restore your business premises to its most appealing presence, start with a full inspection of the property and analysis of any visual wear and tear or damage. Particular attention is needed in high traffic areas (either foot or vehicle) to identify and eliminate hazardous conditions.

Property maintenance – Why is it important?

Deficiencies in property maintenance can generate legal cost far greater than the cost of consistent maintenance. Cracks in concrete cause people to trip and fall. Potholes in parking lot pavement can be a nuisance to drivers and cyclists.

Aside from safety, there are a number of other reasons why it is important that maintenance issues are fixed properly and in a timely manner.

Property maintenance improves its curb appeal

Most commercial property owners understand that when it comes to businesses and potential customers, you only get one chance to make a good first impression.

Therefore, continuous property maintenance in your place of business keeps the grounds and buildings looking clean, fresh, and in good repair. This is an excellent way to create a lasting positive first impression on customers and tenants.

Considering that the parking area, the pavement, and the entries are the first places customers see when entering your business, keeping them in a tip-top condition is a great way to convey a message of responsibility, attention to detail, and concern for safety.

Property maintenance is an excellent way to preserve the value of your property

A commercial property is a very large investment you made to provide value to tenants, clients, and to you as the property owner. The best decision you can make today is to keep such a high-cost and long-term asset in good repair and looking good to project its actual value to everyone who uses it.

Responsible property owners and managers schedule a regular thorough inspection of interiors and exteriors. This is in addition to the traditional maintenance services such as portering (trash removal), filling cracks in pavement and walkways, sweeping, cleaning, pothole repair, and line stripping.

Property Maintenance saves you money

If you have heard and understood the phrase “don’t be penny wise and pound foolish”, you already know that it is wiser to spend a small amount of money over time to preserve and protect a property rather than a large expenditure when some element of the property fails prematurely.

When you notice a lifted shingle, cracked seam or damaged siding, it is a sign to get it fixed before it turns into a water intrusion issue, which if not fixed, will grow into stained, moldy, unsightly issue that will cost far more than the initial fix.

When it comes to pavements or walkways, if you notice a small crack, it is a sign that you need to get it fixed before it turns into a pothole or trip hazard, which if not fixed, will metamorphose into a crate that will cost you a fortune to repair (or a legal issue which will cost both money and time). Potholes and cracks are easy and cheap to fix and it is a good a business decision to have a small budget for such an eventuality rather than wait to replace several yards of pavement or concrete in the long run.

Property Maintenance – The Right Measures

The term “property maintenance” can mean different things to different business and property owners. What is important is to understand what measures you must put in place to ensure that large repairs are minimized or prevented before they happen.

Here’s a link to some of our other related property maintenance articles.

Do you have questions about property maintenance?  Would you like to save time (and money) by having a professional look at your property?  Give us a call at 732-886-1940,  We’ll be glad to talk and show you why it a good business decision to invest in property maintenance