Winter takes a toll on asphalt pavement. Snow, ice, freezing temperatures, moisture intrusion, salt, and heavy traffic inflict wear and tear on parking lots, roadways, and paved surfaces. That's why it's critical every property manager has a Spring Asphalt Maintenance Checklist for Commercial Properties. Spring is the perfect time to assess pavement conditions, make necessary repairs, and apply preventative maintenance that will protect asphalt year-round.
Your commercial asphalt parking lot or driveway is an investment. Whether you own a strip mall, office building, industrial complex, apartment building, medical plaza, school, or another type of property with asphalt pavement, taking care of your pavement can increase safety, reduce liability, enhance curb appeal, and prolong pavement life.
The right spring maintenance plan can help you catch minor issues before they lead to expensive repair projects. Taking action early in the season can prevent costly pavement failure and ensure you get the maximum return on your investment.
Use this spring asphalt maintenance checklist to easily identify trouble spots before they turn into expensive pavement repairs:
Spring cleaning your asphalt can help improve safety, extend pavement life, eliminate costly repairs, and keep your property looking its best year-round.
Spring is ideal for asphalt maintenance because it allows you to assess any winter damage and prepare your pavement for the spring and summer. Snow, ice, water, and winter storms cause countless problems for asphalt pavement. Freezing water can get into tiny cracks and expand as it freezes and thaws. Snowplows, ice melt chemicals, and temperature fluctuations also take a toll.
Once spring arrives and temperatures become stable, your asphalt repair contractor can evaluate the condition of your pavement and make any necessary repairs while the weather is still mild. Taking care of preventative maintenance and any damage in the spring will help you avoid major problems when temperatures rise and your parking lot or paved driveway sees more use.
Spring pavement inspections help you identify any problems that occurred over the winter. The sooner you know about damages, the sooner you can schedule repairs. Catching problems early can mean the difference between simple repairs and more significant issues.
Many pavement problems are not always visible at first glance. Hairline cracks, drainage issues, and subtle signs of structural distress can turn into severe problems if not addressed. Having a professional inspection will give you a better idea of what is happening under the surface.
Walk the entire paved area of your property and take note of anything that concerns you. Hiring a pavement maintenance professional to evaluate your asphalt can give you a complete picture of what needs to be done.
Cracks are one of the first indicators that asphalt pavement is beginning to break down. As little as 1/8 of an inch of space is enough for water to seep beneath the surface.
Here are several types of cracks to look for:
Alligator cracking is a serious issue that typically indicates structural failure. Transverse cracks are common and typically occur from thermal movement.
Crack length and size should be recorded as part of your spring inspection report.
Crack sealing in spring is important because it prevents water from seeping under the pavement. Applying a preventative maintenance solution like crack sealing early on will save you time and money down the road.
Asphalt pavement is constantly at risk of water damage. Water intrusion is one of the biggest enemies of asphalt pavement. Once it makes its way to the base or subgrade, your pavement's support structure begins to break down.
Spring is a great time to have cracks sealed because the weather is usually warm enough for the sealant to cure properly. Repairing cracks before the spring rains and heavy traffic season can go a long way toward preserving your pavement.
Potholes are never good for your asphalt pavement and should be repaired quickly. As with cracks, water is the main reason potholes can cause such rapid destruction.
When water makes its way under the pavement and weakens the underlying support, traffic loads and stress cause the pavement to break away creating potholes.
Small potholes can damage customer's vehicles, lower your property's curb appeal, and pose a liability risk. Repairing them as soon as possible will restore your pavement's condition and improve safety for everyone.
There are several ways property owners can identify drainage problems. When water pools on the surface or near your pavement, it's often a good indicator you have some type of drainage problem.
Poor drainage is bad for asphalt pavement for many reasons. Water can penetrate the surface and cause cracks, potholes, settlement, and structural damage.
Keep an eye out for:
Addressing drainage problems can often mean preventing future expensive asphalt repairs.
Catch basins and storm drains should be inspected because winter can cause a lot of debris, leaves, sediment, and trash to build up and clog your drains. Restricted drainage can cause ponding on your pavement and even flooding.
Cleaning your drains and checking for blockages is a necessary part of your spring maintenance routine.
Snow, plows, chemicals, and rainfall can cause your parking lot striping to fade, wear away, or become less visible than they should be. Spring is a great time to assess the condition of your striping and determine what may need to be done.
Parking lot striping is not just for looks; it serves many purposes. Good striping can help control traffic flow, increase safety, identify parking spaces, and help you stay ADA compliant.
Faded striping can confuse your customers and lead to accidents. Make spring asphalt maintenance include an inspection of your parking lot striping.
ADA compliance should be included in your asphalt maintenance because damage pavement can create accessibility issues for those with disabilities.
Commercial properties are required to provide accessible parking spaces, access aisles, curb ramps, and sidewalks. Damaged pavements, faded striping, and improper slopes can create accessibility issues.
Checking your pavement for ADA compliance during the spring will allow you to identify potential problems and address them before they get worse.
Yes, because they directly impact the condition of your asphalt pavement and the safety of those walking near or on your property. Damaged curbs can lead to poor drainage and allow your pavement to deteriorate at the edges. Broken sidewalks present a trip hazard and liability concern.
It's always best to look at your pavement as part of a whole and inspect curbs, sidewalks, and other nearby infrastructure as part of your annual spring maintenance.
As asphalt gets older, it is exposed to sunlight, oxygen, and the weather. All of these elements break down the binder that holds the asphalt together. As asphalt ages and oxidizes it will start to turn from a dark black color to a faded gray color.
Oxidation is natural and cannot be avoided. However, preventative maintenance like sealcoating can slow the process.
Spring and fall are the best times to have your asphalt sealcoated. Sealcoating protects pavement from:
Like we mentioned before, sealcoating is one of the best forms of preventative maintenance for your asphalt pavement. It extends the life of your pavement and keeps it looking new.
Make sure your pavement is in good condition before you sealcoat. Any cracks or potholes should be repaired before applying a sealcoat.
Your parking lot's cleanliness plays a significant role in the overall condition of your pavement. By keeping your pavement free of debris, leaves, sediment, and trash, you can help prevent drainage problems and deterioration of your parking lot's surface.
Oil and chemical spills are also the enemy of asphalt pavement. Regular sweeping and professional cleaning will improve the look of your pavement and help it last longer.
Vegetation should be controlled around your pavement because roots can cause your pavement to crack and grow.
Weeds are common in any crack in your pavement. Not only do they make your pavement look unkempt, but they can expand the crack as they grow. Tree roots can heave up your pavement creating cracks and settlement issues.
Spring cleaning should include removing unwanted vegetation growing around your pavement.
Heavy traffic areas can wear your asphalt down much quicker than areas that don't see as much use. Areas in your parking lot where cars brake, accelerate, turn, or pile up while waiting will typically show wear much sooner.
Pay attention to these high-stress areas when spring rolls around:
These areas typically see the most wear and tear. Identifying problem areas early can help you decide where maintenance will be needed.
Yes, reviewing previous repairs can help you determine if there are any problem areas on your pavement. If you've had to patch the same spot multiple times or continuously fix cracks in a specific area it could be a sign of a bigger problem.
Reviewing past repairs can help you identify weak spots in your pavement. Performing your spring inspection every year and knowing the history of previous repairs allows you to make informed decisions about your pavement.
If you start to notice widespread deterioration is occurring, it's probably time to think about more than just preventative maintenance. If your asphalt pavement is in need of serious repairs, continuing to patch cracks and sealcoat will only be a band-aid solution that money down the road.
If you notice any of these issues, it's probably time to call your asphalt paving contractor to discuss your options.
Your paving contractor may recommend replacing your asphalt instead of continuing to pour money into repairs.
Preventative maintenance allows you to take care of problems before they become huge headaches. Fixing minor cracks is a lot cheaper than having to rebuild areas of your pavement.
Sealcoating is another great example. Having your asphalt pavement sealcoated is a fraction of the cost of resurfacing or reconstruction.
Regular maintenance will allow you to keep up with your pavement's needs and prolong the life of your pavement. Properly maintained asphalt pavement can last for decades.
When creating your spring asphalt maintenance budget, you should include any current repair needs as well as future plans for your pavement. You should plan to spend money repairing any current issues with your pavement.
Also, plan to set some money aside for preventative maintenance. Some items you will want to include in your budget:
It's always best to plan for the unexpected when your property's pavement is concerned. Setting up a maintenance budget each spring will help you avoid spending large sums of money later.
Commercial properties should work with asphalt professionals because you want someone who understands pavement to take a look at your asphalt and give you their professional opinion. Pavement professionals can spot issues you may have never noticed.
When you allow a reputable asphalt contractor to inspect your pavement, you can gain valuable insight into the current condition of your pavement. They can point out any areas of concern and suggest cost-effective solutions to help you get the most out of your pavement.
Springing into action to preserve your asphalt pavement helps ensure your property stays beautiful and safe for years to come. Follow this Spring Asphalt Maintenance Checklist for Commercial Properties, and your pavement will thank you.
Top Job Asphalt provides commercial property owners with the pavement maintenance they need to keep their properties safe and attractive. If you need a spring pavement assessment, crack sealing, repairs, sealcoating, or resurfacing done, the experts at Top Job Asphalt can help. Contact us today to learn how we can maximize your asphalt pavement.