Your asphalt is an investment in your commercial property. It's essential for homeowners, municipalities, facility managers, and property owners to keep pavement in good condition. Regular asphalt maintenance and timely repairs can help prevent costly damage and prolong the life of your parking lot, roadway, private driveway, or industrial pavement system.
Understanding what a professional asphalt assessment should include can help you identify issues early on. It can also help you make educated decisions regarding asphalt maintenance and protect your pavement investment.
But what does an asphalt assessment entail? That's the big question.
Professional asphalt assessments provide property owners with important information about the current condition of their pavement and any underlying issues. Asphalt contractors take note of any concerns that may arise during the evaluation and use this information to make recommendations for your asphalt pavement.
The assessment should look at numerous factors that affect pavement performance rather than simply conducting a quick visual walk-through. Everything from the surface condition to traffic loads and parking lot drainage should be considered.
An asphalt assessment is important because it can detect potential problems early on. If cracks, potholes, erosion, or other issues are identified early, it may help prevent them from becoming major failures that can be very expensive to repair.
Identifying issues like poor drainage during an asphalt evaluation can help contractors recommend a solution before the problem causes deterioration under the surface of the pavement. Asphalt evaluations help property owners save money in the long term by catching problems early.
You should always start with a thorough examination of your pavement's surface. During this process, experienced contractors will take note of cracks, potholes, surface issues, water drainage patterns, oxidation, and more.
Each of these clues provides your contractor with information about your asphalt pavement's performance. Surface deficiencies will also determine if your asphalt may need maintenance, repair, or replacement.
Contractors carefully evaluate cracks because they serve as clues that can indicate what's happening beneath the pavement's surface. The type of cracking can indicate whether your asphalt is breaking up due to structural issues or if it's simply aging and in need of sealcoating.
Professional contractors use their knowledge and experience to identify the cause of cracks. This allows them to recommend an effective repair strategy and prevent minor cracks from turning into larger problems.
When evaluating your asphalt pavement, contractors also take note of potholes. Potholes are often an indicator of underlying issues such as water erosion or structural failure.
They want to identify the size and location of potholes as well as any patterns that emerge. Understanding the causes of pothole formation can help determine if your asphalt will need localized repairs or more serious rehabilitation.
If water is allowed to pool on the surface or runoff drains towards your pavement, it can seriously impact how long your asphalt lasts. Water seeping into cracks and weakening the base or subgrade are also of major concern.
Your asphalt contractor will pay close attention to drainage during your pavement's evaluation. Identifying drainage issues early can prevent major deterioration beneath the surface.
Your parking lot pavement doesn't just have a surface. It also has underlying structures that help support the weight of traffic.
An assessment of your pavement's structure often involves looking for clues that indicate potential problems with the way your pavement was built.
Much like age, traffic plays a significant role in how well your asphalt holds up. As asphalt ages and goes through seasons of weathering, it's natural for pavement to deteriorate.
However, if your pavement was not designed to accommodate the amount of traffic it's receiving, it will degrade at a much quicker rate.
Your asphalt contractor will want to learn about the traffic your pavement typically experiences. Heed any recommendations your contractor has if they think your pavement is being overused.
Age can play a large factor in your asphalt's condition. Asphalt that is regularly maintained can still experience wear and tear as it gets older.
As asphalt ages, it begins to oxidize and turns a gray color. When asphalt oxidizes, it becomes brittle and more prone to cracking.
Your contractor takes age into consideration when evaluating your pavement. Don't be surprised if your asphalt pavement needs to be replaced because it has reached the end of its lifespan.
Whether you've had your asphalt patched or sealcoated years ago, your asphalt contractor should always take note of previous repairs. Not only will this help them determine why your asphalt is experiencing issues, but it can also help them identify what kind of maintenance your pavement has received.
Surface oxidation happens to asphalt over time. When asphalt oxidizes, it's more likely to develop cracks.
Just like age, asphalt contractors consider oxidation as part of an assessment. If your pavement is starting to show your asphalt's age, your contractor may recommend sealcoating to help prevent further damage.
Safety should always be top of mind when assessing your asphalt pavement. Some safety issues to look out for include:
You don't want anyone getting hurt because your parking lot pavement is in poor condition. Make note of any areas that could be potential trip hazards and get them repaired immediately.
Based on your pavement's evaluation, your asphalt contractor should make several maintenance recommendations. Some of these recommendations could include:
Whether your asphalt contractor thinks your pavement just needs to be sealcoated or completely replaced, you should understand why they are making these recommendations.
Yes! When your asphalt contractor evaluates your asphalt pavement, they should also provide you with a pavement management budget. Not only should your budget include short-term expenses, but your contractor should also provide you with a few years of pavement maintenance.
It's always a good idea to plan for the future when it comes to your parking lot pavement. If you wait until your pavement is in disrepair, you're going to end up spending a lot more money.
Trees, weeds and other landscaping near your asphalt can cause problems.
You might not think of Mother Nature when you consider the effects of asphalt pavement conditions, but moisture, root growth and surface degradation can all be caused by greenery growing near your pavement. Here are some ways that landscaping affects your asphalt and what you can do about it.
When trees and plants grow near your pavement, their roots grow underground searching for water. As these roots grow, they can put pressure on your asphalt that leads to cracks as well as heaving and buckling. Weeds can also grow through cracks in your pavement and expand them even further.
During an asphalt inspection, your pavement professional should examine nearby landscaping for potential trouble spots. Stopping problems with roots or plants before they start can save you money in the long run.
What Are Signs Of Drainage Problems During An Assessment?
One of the easiest ways to identify drainage problems is to look for areas of standing water, erosion, pavement stains, and repetitive distresses or failures on the surface.
Areas that commonly hold water are often considered during assessments including low spots, catch basins, curb lines and the adjacent grades to determine if water is traveling appropriately throughout the pavement.
If water consistently pools in one location after rainfall, it could be a sign of settlement, grading problems or drainage problems. Drainage issues should always be addressed since water is the number one enemy of pavement structures. A proper assessment will include recommendations to correct these drainage deficiencies prior to them causing structural failure.
A basic asphalt inspection only skims the surface. It typically involves looking for obvious problems such as cracks, potholes, rutting, etc.
A professional assessment goes further by taking the time to look at your pavement's overall health. Your contractor should evaluate your pavement's current condition and make recommendations based on:
Any other concerns that your asphalt contractor notices during his evaluation.
Several signs may indicate that asphalt is approaching the point where resurfacing is the most cost-effective solution. Widespread surface deterioration often suggests that simple repairs may no longer be sufficient.
Common indicators include extensive cracking, surface raveling, fading, rough ride quality, and recurring repair areas. While isolated damage can often be patched or repaired, widespread distress across a large portion of the pavement may signal the need for an overlay.
One of the most obvious signs is the presence of interconnected cracks throughout the pavement. When cracking becomes widespread, moisture can penetrate beneath the surface and begin weakening the underlying structure. Surface raveling, which occurs when aggregate begins breaking loose from the asphalt binder, is another indication that the pavement is aging and losing its protective qualities.
Property owners may also notice that the pavement has lost its rich black appearance and now looks gray or weathered. While fading alone does not necessarily mean resurfacing is required, it often indicates oxidation, which can make asphalt more brittle and vulnerable to cracking. Areas that have been repeatedly patched may also suggest that the pavement is reaching the end of its effective service life. When repairs become frequent and maintenance costs continue to rise, resurfacing may offer a more economical long-term solution.
Drainage issues can also be a warning sign. Depressions, low spots, and areas where water consistently pools after rain can accelerate pavement deterioration. If these problems are widespread, resurfacing can restore proper grades and improve water runoff. In addition, drivers may begin noticing a rougher ride quality as surface irregularities become more pronounced.
A professional asphalt assessment helps determine whether resurfacing is appropriate or if more extensive reconstruction is necessary. Contractors evaluate the severity of surface damage, the condition of the underlying structure, drainage performance, and the pavement's maintenance history. Understanding the extent of deterioration allows property owners to make informed investment decisions and address issues before they lead to more costly repairs or complete pavement failure.
Determining how often asphalt pavement should be professionally assessed depends on several factors. Pavement should be evaluated by a professional at minimum every one to three years. The condition of asphalt pavement can change over time due to traffic, age, and exposure to the environment. Frequent evaluations allow you to address problems before they become larger concerns.
Commercial properties with high traffic volumes, industrial sites, and heavily used parking lots may need to be assessed more frequently. Additionally, older asphalt pavement may need to be monitored more closely as it can develop cracks and other problems over time.
By frequently assessing your asphalt pavement you can gather useful data that can help you prepare for maintenance and budget accordingly. You can take a proactive approach to your pavement's condition by tracking how it changes over time.
Just like your home needs regular maintenance, your asphalt pavement does too. Property owners should have their asphalt pavements regularly evaluated to catch any issues early on.
Understanding what a professional asphalt assessment should include can help you identify what services your asphalt contractor will provide when they visit your property. If you're looking for professional asphalt recommendations, contact Top Job Asphalt today!