HOA Asphalt Crack Filling – Should I Be Concerned?


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.

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.


Pavement Maintenance – What is the Purpose?

asphalt patching by C and L

Pavement Maintenance – Not A High Priority?

pavement maintenance - sweeping.comPavement maintenance is often among the least prioritized element of property management. Most property owners and managers often don’t give it much thought.

They think maintaining pavement is a minor inconvenience (as opposed to the actual buildings people use) which can easily be overlooked. Others want to wait until something happens to the pavement before they act.

This is a mistake because pavement does need regular maintenance. And not just a major overhaul like repairing or replacing large sections of the pavement. Part of the necessary maintenance includes sweeping, seal coating and simple repairs.

The ultimate question is: what is the purpose of pavement maintenance? Broadly speaking, its purpose is similar to other kinds of maintenance i.e. keeping the property in peak condition. Specifically, though, pavement maintenance is important for the reasons below.

Pavement Maintenance for Appearance

It is often said that “you don’t get a second chance to make a first impression”.  This is certainly true for properties. When potential clients or tenants visit a property for the first time, the pavement is the first thing they see. A pavement which looks dirty, unkempt and in disrepair can create a negative impression which can be difficult to overcome.

On the other hand, a pavement which is clean, well-maintained and attractive creates a positive impression which can pay dividends later.

In order to ensure that visitors to a property get a positive first impression, ensure that the pavement (parking lots, walkways and entries) are well-maintained.

Pavement Maintenance for Value Preservation

The pavement (specifically a parking lot) is often a very large investment which provides actual value to tenants, clients and ultimately property owners. For instance, a well-striped and demarcated parking lot of a commercial property makes navigation very simple for first-time visitors – something which businesses operating with the premises greatly appreciate.

Keeping such a high-cost asset looking great and in a state of good repair is a smart business decision. Waiting for it to deteriorate to the point of costly overhauls is simply bad business. Maintenance in this context includes regular portering (trash removal), sweeping, crack filling, pothole repair, and line striping.

Pavement Maintenance for Cost Savings

People are often warned “don’t be penny wise and pound foolish”. This advice certainly applies to property owners and managers when it comes to maintaining pavement. As mentioned earlier, many want to postpone minor repairs and only perform major ones. This actually turns out to be costly.

Pavement maintenance saves on costs. It does this by preventing deterioration which is much costlier to fix. For instance, filling a crack prevents the crack from expanding into a pothole or substrate failure which ultimately costs much more to repair.

Pavement Maintenance as an Investment

In summary, pavement maintenance is something which every property owner and property manager need to invest in. This is because it can improve the appearance of the property, preserve the value of the pavement and save on the costs of property maintenance.

Do you want to enjoy these pavement maintenance benefits? Then find the right company to provide these services.

A profession pavement maintenance company should be able to satisfy your needs, tailor their services to your specific property, and do all this without requiring you to break the bank.

We are that company and you can call us at 732-886-1940.  We specialize in property maintenance and can provide high caliber, cost effective pavement maintenance.

Pavement Maintenance: How to Ready Your Pavement for the Spring

pavement maintencnae as an investment - sweeping.com
pavement maintencnae as an investment - sweeping.com

Pavement Maintenance – More Than Just Hosing and Sweeping

pavement maintenance - sweeping.comToo many property managers and business people believe that pavement maintenance is all about cleaning.

However, proper paved surface maintenance goes beyond an occasional hosing and regular sweeping.

To ensure that a high traffic pavement is durable and can provide many years of smooth service, it is a good idea to schedule a complete inspection and restoration of even the tiniest defects, especially before the spring season.

As the weather begins to warm and the snow melts, natural expansion of the elements will have an impact on a pavement, especially just below the surface.

The simple truth is that every business hopes to extend the life of their asphalt driveway, parking lot, or pavement, and while these surfaces need maintenance throughout their lives, here are a few crucial maintenance steps that can be carried out for the transition from winter to spring.

Pavement Maintenance – Step 1

Conduct a thorough inspection of the paved surface.

The problems that occur and can cause very expensive damage on a paved surface are often hidden just below the surface.

There may be tiny cracks that are easy to overlook and obvious signs such as sunken areas that retain tiny pools of water.

Before the spring season sets in, it is important to get an expert to examine the pavement for signs of damage to prevent these issues from getting worse and costing you even more money to repair later.

Pavement Maintenance – Step 2

Hire a professional street cleaning company to do a full cleanup of the surface.

The inspection process often goes hand-in-hand with a thorough cleanup of the pavement or parking lot.

A professional cleaning crew with the right tools will be able to get rid of all the dirt and debris that ordinary sweeping does not even touch.

Therefore, to preserve the smoothness and durability of the surface, get the pavement fully cleaned right before the spring season.  This prevents the unwanted elements from getting stuck in tiny cracks and under the asphalt.

Pavement Maintenance – Step 3

Fill all the cracks and repair the damaged areas before they get worse.

If the company that inspects and cleans the pavement finds any areas that need to be repaired or cracks to be sealed, make sure that they get fixed as soon as possible.

A paved surface is much easier to repair and restore right before the spring season.  If you wait longer, the cracks will grow and blemishes on the surface will turn into eyesores that could cost you much more to repair in the future.

Pavement Maintenance – Step 4

If the paved surface looks gray or worn, conduct a seal coating project.

Seal Coating will make the parking lot look brand new. In fact, we recommended that asphalt is seal coated every three years. This will more than double the life of the pavement.

Seal Coating regularly optimizes safety and allows the pavement to remain structurally sound.

Pavement Maintenance – Step 5

Refresh or replace parking lot line striping.

Fixing your paved surface just before spring will not only give you a peace of mind for the rest of the year, your clients will have confidence in how much care you afford your property and by extension, to them.

To make the newly cleaned and retouched parking lot or driveway look like new, replace any damaged stripping and markings and refresh all essential markings. The winter season is particularly hard on striping, so be sure to include them in your paved surface inspection, cleanup, and repair plans.

Looking for pavement maintenance experts? Call C & L General Services at 732-886-1940.  We’ll be glad to answer your questions and recommend an optimal strategy for your pavement maintenance.

Crack Filling – How to Tell the Right Companies that Excel at Filling Asphalt Cracks from Those That Don’t

crack filling sweeping.comCrack Filling and Your Investment

Asphalt paving is one of the most valuable investments you can make to your parking lot, and as such, it is well worth protecting.

Over time, you will need to do a little patching and sealing here and there as weather and use takes a toll on the initial paving.

Just as with the original construction, asphalt crack filling needs to be done properly to seal the asphalt effectively. This will not only save you money in the long run but also prolong the life of the pavement.

When the time to fill up cracks on the paving comes, it is vital that you take the time to find the right contractor who will go the extra mile to ensure that the job is done right and professionally the first time.

The big question is, how can you tell the difference between a company that excels at crack filling and those that do not? Here are a few pointers you need to have at your fingertips as you begin the search.

Crack Filling Companies – Dedicated Maintenance Companies are Your Best Bet

To save time searching and avoid taking risks with questionable companies, we recommend that you contract crack filling companies that have a dedicated asphalt experts who have the experience to seal cracks effectively on your parking lot.

Some companies offer crack filling as an extra service—a side job that they assign the least experienced members of their team. If you value your parking lot and want the job done right, you need to find a company that offers asphalt crack filling as part of their professional services.

Crack Filling – Check the Materials the Company Uses

When it comes to asphalt, the quality of materials used has a direct impact on how well cracks will be filled and whether you will be spending more money on refilling the same cracks within a couple of months.

A company that is passionate about providing quality service to its customers uses quality materials that guarantee that the same cracks will not require filling within a short period.

Avoid companies that use cheap materials that deteriorate quickly, it will be costly to keep refilling the same cracks on your parking lot every year.

Crack Filling Requires Proper Planning and Preparation

If you hire a contractor who spends 1/2 hour pouring filler into cracks and demands payment, you will be left with a mess.

A company that sends down an expert to fill the cracks understands the importance of planning and preparation. This may including cleaning the cracked surface, removing soil and debris from the cracks, and selecting the right filler to minimize color mismatch.

As you shop around for such a company, be sure to choose a company that emphasizes proper planning and preparation rather than just scheduling a crack filling pour.

Crack Filling – The Need for Precision During Filling

When filling cracks on asphalt surfaces, precision is imperative to producing desirable results.

If you go for a company that rushes through the project, it’s likely that the crack will re-open after a short time.

Before hiring a contractor, emphasize the need for precision during filling so the cracks are sealed (this is the required outcome for the project!).

Filling asphalt cracks is not a simple and straightforward task, which is why there are dedicated companies that have experienced and passionate experts who know how to do it.

Avoid wasting money, wasting time, and prolong the life of your parking lot by selected the right paving company to fill any cracks.

Are we that company?  Give us a call and allow us to plan, prepare and expertly fulfill your parking lot crack filling needs. For asphalt crack filling, call C & L Services at 732-886-1940.

Crack Filling: What Works and What Doesn’t

crack filling sweeping.comCrack Filling – Why Do Cracks Appear so frequently?

Pavement cracks are inevitable happen over time. There is no way to avoid these cracks, but crack filling regularly will save money in the long run. The best strategy for avoiding unsightly pavement is to fix cracks as soon as they occur.

Extreme weather over time does have negative impact on pavement. One of the main causes of pavement deterioration is water intrusion. Water gets into tiny cracks in the pavement, freezes and expands causing these cracks to get larger. This deterioration can then extend to the sub-grade base causing serious damage. Crack filling should be part of your post season maintenance, before you incur major losses.

Filling should be done on any cracks that are immediately visible. Filling the cracks at least once every year (after the freeze-thaw season ends) will extend the usable lfe of the pavement.

Crack filling – When and How

Cracks cannot be filed when it is cold. Cracks should be filled during the warmer weather between May and November. In the colder months, cracks expand and when temperatures rise the cracks contract. The crack filling materials will be too thin when it is cold and some of the cracks might reopen. Even though the filler material is designed to adjust to temperature fluctuations, these materials are not designed for extreme weather conditions.

Crack filler is applied when it is hot at a temperature of about 300 degrees and it is packed tightly into the cracks. The crack filler actually expands and contracts as temperature rises and falls.

If the size of the crack is too big (you can fit a coin into the crack) the crack should be patched with patching material. The patching material fills the the crack and then with the crack filler added, the two materials eventually bond together. The materials most commonly used for repair are a combination of asphalt patch (easy obtained through Home Depot or Lowes) and small crushed gravel.

Before patching the crack it is essential that the cracked area be as clean as possible. Clean off dust and loose debris so that the patching material can adhere without obstruction. If needed, use a chisel and a hammer to remove jagged edges and use a wire brush. Flush out any dirt remains from the crack and let it dry thoroughly before starting to fill.

Heat up the edges of the crack with a flame torch and apply the patching material with a trowel (a garden trowel used for digging is fine). Pack the material with a mallet before applying the crack filler material.

Crack Filling – Part of Regular Maintenance

Remember, you can prevent future cracks and pavement damage by regularly inspecting for cracks. Ensure that you sweep your pavement or pressure clean it to remove damaging grit or debris. Crack filling on a regular basis will prevent your pavement from deteriorating prematurely, will last longer and will remain attractive for a lifetime.

Have a large parking lot that needs crack filling?  Looking to complete a large pavement crack filling project?  Call us at 732-886-1940 and we’ll be glad to discuss you crack filling needs.

Crack Filling, Line Striping, & Seal Coating: Why are they so important?

Crack Filling, Line Striping, & Seal Coating are important parts of pavement protection. Asphalt will deteriorate over time, causing it to be in need of repairs. In fact, pavement starts to wear down as soon as it is laid. After a year, the dark black color will begin to lighten and the pavement will start to lose its plasticity, causing minor cracks to form. After 5 years of non-maintenance, the asphalt becomes brittle. Crack Filling, Line Striping, & Seal Coating will increase the life of the asphalt. Now, your challenge becomes deciding which service is the best method.

Crack Filling

Cracks form when the pavement begins to oxidize. Asphalt will crack under the following conditions: 

Crack Filling, Line Striping, & Seal Coating
Crack Filling is a part of pavement protection.
  • Tree Roots
  • Installation of drains & sewers
  • Utility Cuts (installation of fiber optics)
  • Extreme Differences in temperature
  • Heavy construction vehicles driving on the surface
  • Fuel & Lubricants
  • Improper Design

Extreme differences in temperature is the most common cause of crack filling. Water seeps underneath the pavement. During the winter, water will freeze and then expand, causing cracks to form. Cracks that are left unfilled, allow even more rain and moisture to seep through. Therefore the pavement erodes and potholes form. Filling cracks on a regular basis will help prevent those problems. It is important to note that sealing is not a crack filling agent. Crack filling should be done prior to seal coating. Also, it is not a final solution. It is merely a temporary solution and will help extend the life of the pavement and prevent major repairs. Out of all three services: Crack Filling, Line Striping, & Seal Coating, crack filling is usually the first step in the process.

Line Striping

Line striping will alleviate chaos by clearly defining the following: parking spots, fire lanes, turning lanes, vehicle lanes, and handicap parking. Furthermore, line striping is aesthetically pleasing and helps provide a positive first impression.While Crack Filling, Line Striping, & Seal Coating are all similar, they are not completely the same. It is important to decide which service you need completed. For example, line striping should be done after the seal coating process has been completed.

Seal Coating

Property Maintenance: line striping
A Parking Lot After Seal Coating & Line Striping

Seal coating is recommended for pavement that is aging and losing its color. Seal Coating has the following benefits:

  • Fills small, hairline cracks
  • Replenishes asphalt binder
  • Protects against fuels and leaks (acts as a barrier)

The above benefits will in turn reduce maintenance costs, optimize safety, and allow the asphalt to remain structurally sound. Prior to seal coating, the surface must be completely clean. After the process is couple, and both coats of sealant are applied, vehicles must remain off the asphalt in order for the sealant to harden.

Seal coating should be done every three years. This will help maintain the pavement and will more than double the life of the asphalt.

Crack Filling, Line Striping, & Seal Coating: Wrap Up

As stated before, Crack Filling, Line Striping, & Seal Coating are important steps to protecting your pavement. These services increase the life of the asphalt and save you money on more costly, in-depth repairs. Remember, the first impression is formed in the parking lot. Crack Filling, Line Striping, and Seal Coating help provide that coveted first impression.

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