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The Key to Parking Lot Maintenance (and Saving Thousands)

by | Feb 15, 2022 | Property Maintenance | 0 comments

Your parking lot is a “welcome mat” for your customers or tenants.  It is one of the first things they see when they arrive.  Keeping up on parking lot maintenance and resurfacing not only saves money but attracts new clients.

A clean, professional look for your building and grounds portrays a commitment to quality and customer satisfaction that customers recognize.

The Key to Preserving Your Parking Lot Asphalt

The key to an effective pavement preservation program is a quality surface treatment.  Whether you need a thick mastic sealer, a durable seal coat, a hydrating fog seal, or a rejuvenating surface treatment, applying the right product for the job is crucial… And don’t worry if you don’t know what these are yet, the asphalt experts at Top Job will walk you through it.

Top Job’s Parking Lot Resurfacing Sealers Will More Than Double the Life of Your Pavement

hairline cracks in tennis and basketball courts

When Pavement oxidizes it becomes brittle and begins to form hairline cracks.  Over time, these cracks widen and deepen until they reach the base.

Once water penetrates completely it erodes the base, causing the pavement to be unsupported.

The asphalt is then unable to support the weight of regular traffic and develops fatigue cracks, also known as alligator cracks.  Once your pavement reaches this stage there is no effective repair.  It must be removed and replaced.  If base erosion is severe potholes and sinkholes can develop.

Regularly scheduled resurfacing treatments protect asphalt parking lots from the destructive elements of water penetration, traffic, oxidation from sunlight, gas, oil, and other chemicals that damage a paved surface, cause cracking, and erode the base.  Surface treatments prolong pavement life and delay the need for major maintenance and reconstruction.

asphalt parking lot maintenance with sealcoat and crack seal

You May Need a Different Surface Treatment, Not Just Whatever the Neighborhood Contractor is Selling

Similar to the way a doctor’s patients each need a unique treatment depending on their condition, the right surface treatment will be unique depending on your parking lot’s unique condition.

You would never trust a doctor who treated every patient with pepto-bismol. It’s common sense that you should look for a contractor that offers a variety of surface treatments as well.

For example at Top Job, we offer

  • Axys and Onyx Mastics
  • Seal Coat
  • Rejuvenator
  • Fog Seal

Below I’m going to get a little more into the nitty-gritty of asphalt surface treatments. But remember you can always get a free quote from us and we’ll help walk you through everything so you can make the most informed choice.

Axys and Onyx Mastics

 Top Job Asphalt offers a new and exciting surface treatment designed for city streets and high traffic parking lots called Axys Mastic Sealer.  Axys utilizes cutting-edge acrylic polymer technology to modernize and improve traditional municipal surface treatments.  Acrylic polymers improve strength, durability, adhesion, cohesion, flexibility, solvent resistance, water resistance, and provide a deeper, richer black color.  Polymers also improve cure times allowing areas to be reopened in an hour or less under ideal circumstances.  Traditional seal coats, slurries, and chip seals traditionally used for street maintenance experience significant scuffing and power steering marks, especially in non-linear traffic conditions such as parking lots and neighborhoods.  These marks are unsightly and lead to premature failure. Axys is designed to hold up to the rigorous demands and abuse of extreme non-linear traffic.  For higher traffic, more linear traffic Top Job offers Onyx MS.

Seal Coat

Top Job Asphalt offers NuCoat, a high-quality seal coat product.  This phenomenal product is used extensively in shopping centers, churches, HOA’s, and large commercial parking lots in Utah, Arizona, and Idaho.  Nu Coat offers uniquely formulated polymer additives with proven benefits over years of field testing.  These additives increase viscosity and resistance to solvents, improve cure times, adhesion, cohesion, flexibility, film toughness, and thickness, and provide a deeper, richer black color.  Top Job also offers other seal coats, including Pitch Black, Tuff Coat, Quality Seal, and GSB-Sealcoat.

Top Job Asphalt puts down more Nu Coat than any other seal coat because of its superior wear characteristic under low and medium traffic volumes.  It has a high aggregate and polymer content, which helps this sealer last two-three times as long as other sealers.  The fine aggregate also increases traction for both foot and vehicular traffic under wet weather conditions.

Fog Seal 

Fog Sealing is a light application of a slow-setting emulsion to an asphalt pavement surface.  Top Job Asphalt uses CSS-1h or SS-1h emulsions, which have unique characteristics that make them valuable for pavement maintenance.

Fog Seals are “used to renew old HMA pavement surfaces that have become dry and brittle with age, to seal small cracks and surface voids, and to inhibit raveling.”  “This corrective action prolongs pavement life and may delay the need for major maintenance or rehabilitation.”  “Traffic must be kept off the fog seal until the emulsion breaks (dries) and is substantially absorbed into the existing surface.”  “Over application must be avoided because it will result in asphalt pickup by vehicles and possibly create a slippery surface.  If the excessive emulsion is applied, a light dusting of the affected area with fine sand may remedy the problem.”  Top Job Asphalt uses SS-1h as a stand-alone sealer, as well as a tack or primer coat for seal coat, overlays, and hot patches.  (Excerpts from the Asphalt Institute’s Asphalt Handbook) 

Rejuvenator

Top Job Asphalt offers GSB-88, an emulsified Gilsonite-modified pavement sealer, and a rejuvenator.  It has similar characteristics to the SS-1h sealer but penetrates deeper for more severely oxidized pavement.  It renews older pavements by penetrating into the surface and restoring lost oils.  Top Job also offers GSB-78, GSB-87, and AC-6.

“Asphalt consists of two factions: asphaltenes (the solid faction) and maltenes (the liquid fraction).  During the aging process, the maltene oxidizes and the ratio of maltenes to asphaltenes is reduced.  The aging process causes asphalt mixes to become dry and brittle.  Asphalt rejuvenators are emulsions of maltenes.  Depending on the specifications… emulsions may contain only maltenes or maltenes with various amounts of asphaltenes… Like fog seals, rejuvenators are used for preventative maintenance”  (Excerpts from the Asphalt Institute’s Asphalt Handbook)

 

So don’t wait, reach out to us today about which of these will help you the most with the maintenance of your parking lot. Get a free quote from us here

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Pam Taylor
Pam Taylor
October 4, 2021.
My husband and I contracted with Top Job to asphalt the driveway at our cabin in Fish Haven, ID. Starting with Steve who gave us the estimate, to Teri, Sam and especially Kevin who headed the project was timely, professional, and exceptionally well done. They are an honest and reputable company. I would not hesitate to recommend them to anyone who is looking to asphalt. Pam
Tom Nelson
Tom Nelson
October 1, 2021.
Top Job Asphalt works extremely well to the satisfaction of each of their customers!
David Hansen
David Hansen
September 29, 2021.
Very pleased with the work performed.
Tony Nielson
Tony Nielson
September 29, 2021.
Top Job Staff and crew did an excellent job on our parking lot. The crack seal crew was on the job before daylight and did great work. Most impressive was the slurry seal crew. Kerry and his team did a wonderful job. worked around my tenants parking issues, worked between rain storms. Kerry would not apply slurry until he was 100 percent sure the parking lot was dry enough after the rain. refreshing to see someone care so much about his product, his job, and his crew. Rosalie was also right on top of scheduling and even made a site visit to make sure I was happy. Top Job went above and beyond my expectations and I would recommend them to anyone .. I will use this company again in the future. Thank you very much! Tony and Cole Nielson T.K.S. Development.
Dennis Simonson
Dennis Simonson
September 23, 2021.
Was really impressed with the professional preparation on the driveway surface prior to the application of sealant. FRIENDLY and easy to work with. Highly recommend. Compared prices before settling on Top Job, good value. Their communication between office, field and scheduler was exceptional.
Christie Brown
Christie Brown
August 16, 2021.
We now have the PRETTIEST driveway approach and RV parking on the block! Nice job, TOP JOB ASPHALT!

What Our Customers Are Saying

Very impressed with the quality of their work and the organization of the company. The project estimator was spot on as to when the bid would be received and the work was professional  from start to finish. I appreciated the opportunity for a walkthrough inspection after the crack filling was completed as I had some very large cracks in the asphalt. I give this company a ten out of ten (which I really do) and highly recommend them.

Paul Pratt