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.

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.

Crack Filling – Before The Winter

crack filling-sweeping.comCrack Filling – Why Should You Deal With Asphalt Maintenance Before Cold Weather?

Crack filling before winter is an important step for any commercial property owners.

Crack filling needs to be done at the proper time of the year–prior to the winter chill setting in–simply because it is much easier to do the job at this time. Waiting too long can make it nearly impossible to fill in these gaps effectively, which can lead to other complications during winter or possibly worsen the cracks themselves.

In addition, many companies find themselves less busy during the fall, allowing them to devote a bit more time to maintenance issues. The safety of customers and clients is an important consideration for all business owners, especially in the winter when cold and snow can cause difficulties in access to properties and storage of materials.

Finally, if you choose not to perform crack filling or other asphalt repairs in the autumn, cracks that may be relatively minor will almost certainly expand during the winter, making any subsequent repairs that much harder and more expensive.

Crack Filling – Is it Really a Big Concern if There Are Cracks in My Commercial Lot?

The cracks may seem small but the safety concerns are not so small. This is especially true in winter as we mentioned above.

With the addition of snow and especially ice, cracks in parking lots can create additional problems. Ice can be hard to see on a parking lot or commercial access roads. That means that there is an increased likelihood of  property users slipping or, if they are maneuvering their vehicles, possibly sliding into property of vehicles.

If individual customers are walking in the parking lot, there is an increased risk of getting caught or injured in dangerous cracks in your asphalt. Vehicles, too, could become stuck if the crack causes the asphalt surface to fail, another reason not to put asphalt repair off until winter.

On top of everything else, business owners end up with unhappy customers who want to avoid their businesses because of poorly maintained lots. Hiring a professional property maintenance company for crack filling and do it right the first time is essential to success.

Crack Filling – Why Should I Call in the Professionals?

When a job is done right the first time, you save both time and money–and you own a parking lot free of asphalt cracks thanks to the professionals with the right materials and experience.

An experienced team of property maintenance professionals will assess the situation and take the proper course of action every time. They will notice issues that many property owners might miss and can plan for the most expedient and cost-effective solutions.

A professional team may be able to offer other benefits such as seal coating or concrete repairs to prevent further damage to the asphalt in your lots, access roads or other commercial properties. The process of seal coating even helps to restore old asphalt to a more attractive appearance and extend the life of the parking lot surface.

Crack Filling – Other Benefits of a Professional Repair Job

Aside from helping your commercial properties look more attractive and improve safety, professional inspection and repair of any cracks or other issues helps to reduce liabilities and lessen the chances of accidents or injuries:

Preventative crack filling:

  • Maintains the value of your property
  • Preserves the aesthetics of your lots
  • Lessens the likelihood of more extensive, costly repairs in the future

Cold weather becomes a constant once December gets here. We encourage you to be proactive and have your property inspected now for crack filling in preparation for the winter months.

Looking to get a fast, cost effective quote? Call us at 732-886-1940.  We specialize in property maintenance and can provide high caliber, cost effective crack filling.

 

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.

 

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