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.

Asphalt Repairs – Spring Parking Lot Fixes – A Checklist for Success

Asphalt Repairs – Spring Potholes, Yearly Chore

asphalt repairs - sweeping.comHaving a parking lot full of potholes is no fun.

It creates an unsightly property condition that invites complaints from tenants and potential contacts from lawyers. You also have to find money in the budget to get them fixed, coordinate a contractor to fix them for you and provide communications about the upcoming fixes.

Bottom line, asphalt repairs are a lot of work and expense for you. And often you don’t get thanked by anybody for the effort.

When the weather starts turning warm, you know it’s time to tackle this project. And that’s exactly what we’re going to show you now, how to plan, prepare and execute a fast, cost-effective pothole repair project:

1 – Asphalt Repairs – Pothole Inspection

First, start with a thorough inspection of the parking lot. Layout the parking lot with a map (it doesn’t have to be perfect, just a rough approximation of the area to identify the problem areas)

Overly a line grid (3 X 3 is generally fine, more lines if you need more grids if you need them) and identify the rows on the grid with numbers and the columns on the grid with letters.

This way you can identify specific areas for repair by a grid number (the two potholes in grid 2C) rather than a vague description in a general area.

Walk the area and identify specific asphalt repairs by the grid.

Determine the severity by numbering the problem on a scale of 1 to 10 with 1 being less severe and 10 being very severe. The scale is subjective, but you’ll get the “gist” of the rating by looking at the various issues in the pavement

2 – Asphalt Repairs – Pothole Repair Project Planning

Rank the problems in order of severity. Very severe issues should get the most attention. These are usually the repairs that “must” be completed.

Do a rough calculation of repair costs and determine if there is sufficient money in the capital reserve budget to complete these repairs.

If the budget allows, evaluate the less severe issues and include them in the overall repair project.

Ideally, all issues should be repaired, however, budgets are generally the primary constraint and is a priority in the planning phase.

Once the key problem areas have been selected, use these tips in the article below to select and hire your contractor:

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

3 – Asphalt Repairs – Pothole Repair Project Execution

Communication is critical. Takes some time the week before the project to inform all affected parties about the pothole repair project. Use a variety of communication channels (email, letter, flyer, word-of-mouth, FaceBook notification, Twitter) to publish who, what, where, and when the project is going to be initiated and finished.

In spite of your communication efforts, expect some complaints about any inconveniences and be prepared to apologize (some people are highly distracted, so no communication will stick with them no matter what you do)

Let the professionals do their job, but keep an eye on any deviations from agreements and commitments.

4 – Asphalt Repairs – Pothole Repair Project Evaluation

After he project is complete, use you grid map to conduct a thorough inspection of completed work.

If any work does not meet expectations, notify the project manager immediately for correction and completion.

Well, there you have it. Hopefully, this only occurs once a year (not at all if you pavement area is newer) and can go smoothly and cost-effectively without too many road bumps.

How Can C & L Services Help You?

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

Our asphalt repair and maintenance services include pothole repair, asphalt repair and replacement, seal coating and line striping.

We can help you keep your pavement in excellent condition with reliable, dependable, cost-effective services. In northern New Jersey Contact us at 908-730-7884.  If you’re in central New Jersey, call us at 732-886-1940. Our professionals will be glad to assist you with any asphalt repairs.

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.