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?

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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.

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.

 

Pavement Repair – What is the Purpose?

pavement repair purpose-sweeping.com

Pavement Repair – It Takes a Pounding!

pavement repair-sweeping.comAs asphalt pavement ages and as the pavement is pounded by constant traffic, it is only normal that the constant stress leads to faster deterioration of the surface. Only regular maintenance and pavement repair can prolong its life and restore its glory.

The paved surface on your business premises should be inspected regularly and restoration processes carried out if you want to extend the life and avoid large pavement repair expense on such surfaces.

Ignoring even small cracks could mean repairing deep potholes or replacing an entire surface in the very near future. There are three main reasons why you should take pavement repair serious.

Pavement Repair – Minimizes chances of liability

Broken pavement is a huge risk to everyone that uses it. Even small cracks on the asphalt surface could cause your customers or staff to trip and fall, leading to injuries that cause a lot of harm to you and your business. It is vital that you schedule a regular inspection of all paved surfaces on your business premises and fix any damages such as wears and potholes.

Overall, the cost of pavement repair is much smaller than the price you may need to pay and the pain you may go through should such damaged pavement cause an accident that leads to litigation.

Pavement Repair – Aesthetics go a long way in business

There is a saying that first impressions are invaluable and hard to change. When a potential customer enters business premises, he/she makes a judgment based on many things, top among them is the appearance of the property. Aesthetics have a significant effect on perception.

Therefore, invest your time and effort to scrutinize the pavements and parking lots to find anything that could create a negative impression of your property (particularly cracks, potholes or crumbling pavement).

Pavement Repair – Preserve the value of your property

While you may be convinced that the value of your property increases over time, there is a price to pay to keep its perceived value even higher. Preserving the value of the property involves setting aside money for capital improvement and possible pavement repair expenses.  This ensures that maintenance and fixes are performed timely before surface problems become unnecessarily costly.

Entrepreneurs who are good at what they do understand that property issues could seriously affect the perceived value of a business property and then reflect poorly on the businesses within that property.

Potholes, cracks, erosion and other damages on a paved surface may be a common occurrence on pavement, but they should never be ignored. They should be a very big deal to you, especially when they appear on the pavement of your business premises. These three reasons should inspire you to put measures in place to ensure that they are fixed as soon as they appear.

Do you need a professional property maintenance company?  We’re experts in all types of property maintenance.  Give us a call at 732-886-1940, we’ll be glad to service your property needs including pavement repair.

Pothole Repair: Challenging Situations that Only The Best Pothole Repair Companies Can Do Right

Pothole Repair – A Normal Part of Property Maintenance

pothole repair - sweeping.comEvery year, during the seasonal transition from winter to spring, the beauty of nature coupled with the warm inviting weather makes our world a perfect place.  That is until you see them — potholes on your driveways, pavements, and parking lots.

Potholes everywhere, worsened by the extreme temperatures of winter. If you notice potholes, no matter how severe they are, there are ways to get them fixed the right way, at a price that fits your budget and will leave durable results.

This can be done by selecting a professional company dedicated to the maintenance and repair of parking lots, pavements, driveways, and other paved surfaces.

Pothole Repair – Necessary Obligations

There are a few things you need to do to get the right company for the task. Keeping pavement in good condition is critical for appearance and avoidance of legal problems.

Pothole repair, much like patching a hole in your best (perhaps only) suit, has to be done the right way. A shoddy job would just be a temporary fix that will cost you even more with time, possibly causing harm to the cars and people using the surface, or worse, leave an eyesore that greatly lowers the value of property.

Generally speaking, pothole repair can be carried out quickly and easily by most paving professionals. However, some situations create additional challenges, which is why you should be selective about the contractor you choose for the job.

The most challenging pothole repair situations include:

1. Cold Weather – The colder the weather, the harder it is to conduct a pothole repair. Not only because of the cold temperature, but experienced experts know the ideal materials become scarce because of demand.  Companies committed to excellence know the materials that should be used in cold weather for the best results, and where to find them.

Cold patch asphalt, which is best used for pothole repair in cold weather, may not be as durable as hot asphalt repairs but they are economical and fill the hole quickly. This is a perfect fix to prevent the expansion of the hole until the weather is warm enough for hot asphalt.

It is much harder to find the best quality cold patch during the cold season. When you have a glaring pothole on your pavement, parking lot, or driveway that demands repair, contact C&L Services right away to get the pothole inspected and to get advice on the best possible approach to get it fixed.

2. High Traffic – Pothole repair on high traffic surfaces is a big problem. No one (especially property managers) wants to restrict users, shoppers, or employees from accessing a business property — not even for repairs.

The solution to this problem is simple: find a reputable maintenance contractor who can respond quickly and provide service during the low traffic periods such as evenings, nights, or very early mornings. This ensures that the pothole is repaired without a rush, and your business is not severely inconvenienced.

3. Soft Subgrade – Soft subgrade poses a huge challenge to inexperienced contractors because of the scope of repair on such a surface.

This situation requires more than a large pothole repair.  The right solution in this situation involves immediate removal of the pavement and stabilizing the subgrade with appropriate granular materials such as gravel and sands before repaving.

Extreme low temperatures, which we cannot wish away, is hard on paved surfaces, but you do not have to let it hurt your business or wallet. Cost effective and prompt mitigation of the pothole problem demands proper planning, regular inspection, and most importantly, getting a professional maintenance company to consistently provide lasting solutions every time nature or wear creates a hole on your pavement.

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 cold weather pothole repair.

Asphalt Repair: The Difference Between Cold Patching and Hot Mix Patching

Asphalt Repair – Two Approaches

asphalt repair - sweeping.comPotholes and cracks appearing on asphalt coated surfaces are bound to appear with time, and they are almost always caused by long, sustained damage and temperature variations. Good property maintenance demands that such a surface—be it a pavement or a parking lot—be repaired as soon as the damage appears to prevent further damage and mitigate the costs of the asphalt repair.

If you’re looking for an experienced paver, read our article, Paving: How To Find The Right Paver For Your Project.

Sometimes, depending on the severity of the damage, repair may involve simple patchwork or it may take a lot of work to restore the surface. There are different ways to do the repair, the most popular being cold patch and hot mix. Read on to discover the difference between the two.

Cold Patch Asphalt Repair and Its Application

Some people see this as a “do-it-yourself” asphalt repair technique because of its simplicity, cold patch repair is a method that involves the use of ready-made polymer-modified asphalt. The asphalt is mixed with water then poured over the pothole or crack to fill and packing it as best as possible. The mix will dry quickly and the repaired surface will typically be ready to use within three to five hours.

As you can imagine, cold patch asphalt repair is a temporary fix that is great for small repairs that have to be carried out fast but do not necessarily have to be permanent. It is a very economical approach to sealing small potholes and cracks compared to hot mix patching and does not generally have a long life expectancy. Experts recommend that an asphalt surface is cold-patched as a way to mitigate further damage until hot mix patching is available or affordable.

Hot Mix Asphalt Repair and Its Application

For hot-mix asphalt patching, a solution made up of sand, gravel, or stone and asphalt cement is heated up to over 400 degrees and transported to the repair site.  This mix is poured into the cracks and potholes on the surface and heavy rollers are used to smooth the surface. This technique of asphalt repair is not for do-it-yourselfers considering the equipment and effort required to make the mix and apply the patch the right way.

If you have a surface with deep and wide potholes or large areas of damaged pavement, hot asphalt patching is the ideal solution to restore the surface with permanent results. While this process is more expensive compared to cold patching, it leaves the repaired surface as attractive as new. Hot asphalt patching repair requires more thorough preparation, and the surface takes more time to be ready for use. The extra time is needed so the mix will harden properly and bond with the asphalt surrounding it.

The best choice for repairing damage on an asphalt surface is hot mix. Not only does it produce better and lasting results, over time it is cost-efficient and a great way to preserve the value of a property. Cold patching, on the other hand, is a good temporary fix that can be used until hot mix patching is available (or affordable).

Do you have more questions on which type of asphalt repair you need?  Call us at 732-886-1940 and we will be glad to discuss your asphalt repair needs, objectives, and budget.

Asphalt Repair: How to Know When a Quick Fix Will Do or a Replacement is Necessary

asphalt repair - sweeping.comAsphalt Repair – An Important Question

Asphalt repair can be costly – anyone who has a large pavement or parking area to maintain will be the first to admit.

Whether the repair involves patching a hole, a crack or replacing the entire surface, an asphalt repair demands that the job be done properly the first time by a contractor with experience and a track record for success.

However, the thought of replacing an entire asphalt surface creates anxiety to both property owners and businesses. When cracks appear and grass starts sprouting on old asphalt, it can be difficult to decide whether to save money by patching the bad spots or just replace the entire asphalt surface.

The factors in the decision to repair or replace an asphalt driveway are more complicated because while a quick fix may be cost effective, a permanent solution such as replacement may be better in the long run.

Here are five major considerations to help you decide what the best option for you is.

Asphalt Repair – Your Budget and How Much Do You Have to Spend?

If there are enough funds set aside (reserve fund assets) to replace the asphalt surface, then you have more options depending on the damage, condition of the asphalt surface, and what results you expect. With little to no budget, you may be forced to consider a temporary asphalt repair that could extend the life of the pavement or driveway by weeks or months.

It is important to involve an asphalt repair company in the process to determine which is the most economical option, especially if you are carrying out the repair on a tight budget.

Asphalt Repair – Size and Severity of the Damage

No matter how well you take care of your pavement, the traffic passing over it and constant freeze-thaw cycles will certainly cause damage at some point. Damage may show as narrow cracks you can live with or potholes that an asphalt repair company must repair before the pothole grows bigger.

Depending on how severe the damage on the surface is and the risk it poses to the rest of the surface, you can determine how much individual areas cost to repair and compare with the cost of an overall replacement. Typically, cracks over a quarter inch on asphalt surfaces may show signs of deeper damage that liquid crack-fillers cannot fix.

Here’s an article we wrote a few months ago related to asphalt repair that will help you determine the types of asphalt deterioration and what to do with it – 5 Clear Signs That You Should Invest In Paving Services

Asphalt Repair – Condition and Age of the Asphalt Surface

You cannot ignore the fact that asphalt will age and deteriorate over time.

Old cracked asphalt surfaces can have deep deterioration beneath the surface that could make them very difficult to repair.  Attempting to repair severely aged asphalt may be ineffective because the older asphalt may have substrate problems causing issues with cohesion of the new pavement. Potholes are bound to re-appear where the surface is patched or where the old and the new surfaces overlap.

In cases where the surface is very old and damaged, an expert would recommend an overhaul of the pavement. However, newer pavements with little signs of cracking and flaws can be patched creating a more permanent solution.

Asphalt Repair – Traffic on the Damaged Surface

A professional asphalt repair company would use a patching material to repair damage on an asphalt surface to fix against further damage. When water intrusion starts to create new cracks and deterioration between the old material and the new one, this could be a sign that replacement is necessary.

The damage on a repaired surface is often made worse by heavier traffic exerting constant pressure on the patchwork. This means busy surfaces may require urgent or more frequent repairs to prevent further damage to pavement or vehicles traveling on the pavement.

If you are looking to repair parking lot spaces, a patch may be fine for an extended period if the repair is done effectively. However, a thoroughfare in the parking lot or the entry/exit point may demand a replacement evaluation.

Asphalt Repair – The Fix – Repair Dilemma

Many property owners are concerned with the idea of replacing a parking lot and are quick to choose a quick fix rather than deal with the root of the problem. The decision to apply a quick fix or find a lasting solution to asphalt surface damage is often dependent on how quickly the surface needs to be replaced.

The most cost-effective solution may depend on how extensive the damage is but your budget and personal preferences will determine what the best option is.

Would you like help with the decision?  Give us a call at 732-886-1940.  We are a professional asphalt repair and replacement company. We can help you by viewing your pavement, offering suggestions and taking the right approach for your asphalt repair.