What is your square foot price?
     How long do I have to stay off it after you are done?
     How thick a pavement should I have?
     How long does asphalt last?
     Do I need vegetation control?
     Can you pave over concrete?
     Can crack sealing precede a seal coat or a hot mix overlay?
     When is a tack coat needed?
     Why is a tack coat necessary?
     Should a newly paved parking lot be seal coated?
     When should a parking lot be sealed?
     What type of maintenance should I do and how often?
     Types of pavement distress; causes and treatments

WHAT IS YOUR SQUARE FOOT PRICE?
THE SQUARE FOOT PRICE VARIES GREATLY DEPENDING ON THE SIZE, LOCATION, AND SCOPE OF WORK.
CALL TO ARRANGE A FREE ESTIMATE - 215.343.8619

HOW LONG DO I HAVE TO STAY OFF OF IT AFTER YOU ARE DONE?
ON NEW ASPHALT, WE RECOMMEND 12 HOURS FOR THE ASPHALT TO COOL DOWN AND HARDEN . WHEN SEALCOATING, THE MANUFACTURER RECOMMENDS A 24 HOUR CURE TIME BEFORE OPENING TO TRAFFIC. CONCRETE DEPENDS ON THE ADDITIVES IN THE MIX, BUT TYPICALLY CONCRETE NEEDS 72 HOURS TO CURE.

HOW THICK A PAVEMENT SHOULD I HAVE?
STRUCTURAL INTEGRITY IS IMPROVED BY THE THICKNESS OF PAVEMENT. A GEOTECHNICAL REPORT WILL DETERMINE THE PROPER TYPE OF DESIGN REQUIRED. THIS COULD ENTAIL A SUB BASE COURSE AND ASPHALT OR A FULL-DEPTH ASPHALT PAVEMENT. A DESIGN COULD BE ANYWHERE FROM A 2" DEPTH WALKING PATH TO A 8" DEPTH FIRE LANE.

HOW LONG DOES ASPHALT LAST?
Industry standards and proper design anticipate life expectancy to be with regular maintenance around 15 to 20 years. In order for the pavement to provide a 20-year service life, at least one major corrective overlay can be expected.

DO I NEED VEGETATION CONTROL?
We highly recommend this application in most cases. this will help prevent damage to pavement due to organic growth. Some species such as yucca plants, tree roots, shrubs etc. must be removed.

CAN YOU PAVE OVER CONCRETE?
You can put asphaltic pavement over concrete, with the understanding that reflective cracking may occur.

CAN CRACK SEALING PRECEDE A SEAL COAT OR HOT MIX OVERLAY?
My concern is that the crack seal material could have a negative reaction with the new surface material. crack sealing prior to rehabilitation is a good idea. The majority of complaints concerning crack sealer problems arise when an excess of material is left on the surface of the pavement either due to overfilling or expansion of the sealant. The best method to treat cracks is to route a vessel 5/8" x 5/8" or 3/4" x 3/4" and use a modified joint sealer, and careful not to overfill the joint. The top of the sealant should be left about 1/8" to 1/4" below the top of the crack.

WHEN IS A TACK COAT NECESSARY?
Almost always. On rare occasions when a pavement is being constructed which each succeeding lift is placed only a short time later, a tack coat may not be necessary, however, a good cheap insurance policy is to always use tack coats.

WHY IS TACK COAT NEEDED?
To assure a bond between the succeeding layers of pavement.

WHAT IS RECYCLED ASPHALT AND HOW CAN I USE IT.
We are happy to report that asphalt is the most recycled material in the world, even more than aluminum. It can be reintroduced into the hot mix process for new asphalt or it can be crush into an aggregate pavement. This application may be used as a low cost alternative to hot bituminous asphalt. (ie. driveways, storage areas.)

SHOULD A NEWLY PAVED PARKING LOT BE SEAL COATED?
No. A well designed and constructed low traffic volume pavement, such as a parking lot, should not require sealing for approximately 1 to 4 years - depending on severity of climate and quality of original work.

WHEN SHOULD A PARKING LOT BE SEALED?
Sealing is effective to renew old asphalt surfaces that have become dry and brittle with age, to seal small surface cracks and to inhibit raveling (loss of surface aggregate). so, sealing should be done as soon as any of these distresses are noted.

WHAT TYPE OF MAINTENANCE SHOULD I DO AND HOW OFTEN.
The primary cause for deterioration of low traffic volume pavement is loss of integrity of the asphalt or concrete and subgrade failure. High volumes can create pavement rutting and smooth, polished surfaces. Preventive maintenance treatments will typically preserve the original or existing pavement by providing a protective seal and improving skid resistance through a new wearing course.

  1. ANNUAL PREVENTIVE MAINTENANCE IS CRACK SEALING AS NEW CRACKS APPEAR.
  2. The owner should budget for a preventive treatment at approximate intervals of 3 to 5 years to reduce oxidative embrittlement problems. Typical preventive maintenance treatments include slurry seals and crack sealing.
  3. 5 to 10 year corrective maintenance may be necessary, as dictated by the pavement condition, to correct rutting, cracking and structurally failed areas. Corrective maintenance may include full-depth patching, milling and overlays.

TYPE OF DISTRESS POSSIBLE CAUSE MAINTENANCE SUGGESTIONS
POT HOLE 1. WEAK PAVEMENT, SURFACE, BASE, SUBGRADE
2. THIN SURFACE
3. EXCESS OR DEFICIENT FINES
4. POOR DRAINAGE
CUT WET MATERIAL OUT, CLEAN AND FILL WITH ASPHALT MIX.
BASE FAILURE 1. CONSOLIDATION OF SUBGRADE.
2. OVERLOAD IN AREA
3. LACK OF LATERAL SUPPORT
4. POOR DRAINAGE
REMOVE ALL SURFACE AND TO A FINE MATERIAL AND REPLACE WITH AN ASPHALT MIX TO A MINIMUM DEPTH ACCORDING TO REQUIRED STRUCTURAL DESIGN.
DEPRESSIONS 1. CONSOLIDATION OF SUBGRADE
2. POOR CONSTRUCTION
3. POOR DRAINAGE
CLEAN AREA, TACK AND PLACE A HOT-MIX SKIN PATCH.
ALLIGATOR CRACKS 1. WEAK SURFACE, BASE OR SUBGRADE
2. THIN SURFACE OR BASE
3. POOR DRAINAGE
REMOVE ALL DISTRESSED AREA TO A DEPTH FIRM MATERIAL AND REPLACE WITH PROPER ASPHALT MIX.
DRY SURFACE,
SURFACE CRACKING
1. OLD AND DRIED OUT MIX
2. MIX WAS PLACED TOO DRY
SLURRY SEAL OR OVERLAY
EDGE CRACKS 1. LACK OF LATERAL SUPPORT
2. SETTLEMENT OF UNDERLYING MATERIAL
3. SHRINKAGE OF DRYING OUT SOIL
IMPROVE DRAINAGE. REMOVE TREES, SHRUBS ETC, CLOSE TO EDGE AND FILL CRACKS

More Questions  

1.  When is the best time to have maintenance or repairs on my parking lot?

2  .Why should I Sealcoat my driveway or parking lot?

3.  When should I sealcoat my Asphalt?

4. When I am budgeting for maintenance and parking lot repairs, what gives me the best return on my investment?

5. What are the contributors to pavement deterioration?

6. How long can I expect my driveway or parking lot to last?

7. What determines the number of Handicap parking spaces needed for my parking lot?

8. Why does yellow paint not adhere to my concrete curb stops?

ANSWERS

1. When is the best time to have maintenance or repairs on my parking lot?

Answer: Since this type of work is obviously performed outdoors, temperature is a factor in determining when work can be performed. Optimal times for all work would be between April 1 and November 15th. Times are indicated below for each job type:

2. Why should I seal my driveway or parking lot?

Answer: Name a product that is conducive to oxidation and you most likely will find a protective coating on it. This is also true with asphalt. Even though Asphalt pavement has a relatively long life. It is a porous material and does allow for moisture entry if not properly sealed. 

Sealcoating Helps To:

3.  When should I sealcoat my Asphalt?

Answer:   You can sealcoat Asphalt 30-60 days from paving completion.  We recommend never allowing new pavement to go through more than one winter season at most.  Pavement oxidizes and becomes brittle, loosing flexibility and becoming porous and allowing water intrusion.  This breakdown process starts DAY 1 of the pavements life and increases from there.  Sealcoating is a Preventive Maintenance Measure.   Unfortunately in today's market, Sealcoating is turned to as a restoration product after the pavement has been let go too long.  We strive to educate customers on the fact that the sooner you sealcoat, the better you preserve the most vital elements of you pavement and extend its life.

4. When I am budgeting for maintenance and parking lot repairs, what gives me the best return on my investment?

Answer: The answer is dependent on the current condition of your parking lot or driveway. If your lot has a good base and not showing any significant subbase failures, then the best option is to initiate a sealcoat maintenance program. This would involve filling cracks with a Hot Rubber Crack and Joint Sealer, and sawcuting severely deteriorated areas and replacing with full depth asphalt and sealcoating with 2 coats of a good Cold Tar Emulsion sealer like Sealmaster, and re-striping. The sealer should be reapplied every 2-5 years, depending upon traffic you lot has. Over time, you will find that with the proper maintenance as stated above, the amount of patch work you have to do will go down.

5. What are the contributors to pavement deterioration?

Answer: Asphalt deterioration is affected by many contributing factors, some of which are listed below:

6. How long can I expect my driveway or parking lot to last?

Answer: A good average is 20 years. Architects generally design parking lots to last 20-25 years. Unfortunately, designs on paper and actual conditions in the field can vary quite significantly, and since the parking lot tends to be the last item of construction project, and is obviously less structurally important than the building itself, corners can be cut leading to significant decreases in the parking lots useful life. Parking lots and driveways that were constructed in the 70’s seem to have held up better over the years than ones constructed in recent years. For structurally sound pavements that are experiencing isolated failures, a maintenance program of patching, seal coating and striping will prolong the life of the pavement almost indefinitely.

A site inspection is required to assess the remaining useful life of any particular parking lot. C & R Asphalt, LLC.s pavement evaluation study can predict with accuracy how much useful life is left in a particular parking lot. And more importantly what needs to be done to achieve that life. 

7. What determines the number of Handicap parking spaces needed for my parking lot?

Answer: The American with Disabilities Act is a federal mandate for handicap parking space requirements at buildings open to the public. This federal legislation was passed in part due to inconsistencies in handicap parking requirements by local jurisdictions. The federal guidelines are as follows:

# of Spaces on Lot Minimum # of Accessible Spaces Required Of those, the # Required to be Van Accessible
1-25  1
26-50  1
51-75  1
76-100  1
101-150  1
151-200  1
201-300  1
301-400  1
401-500  1
501-1000  2% of total  1 in every 8 accessible spaces
1001 & Over  20 Plus for each 100  1 in every 8 accessible spaces over 1000

8. Why does yellow paint not adhere to my concrete curb stops?

Answer: Some concrete curbs hold paint well while others are chronic peelers. Usually we see one extreme or the other.

Concrete takes 28 days to reach full hardness, and can give off dust for another 6 months after that. Therefore curbs must be allowed to fully cure before paint is applied. Notice that if there are several layers on the curb, generally they all come off at once. Therefore the problem is not with the most recent painting job, but with the original one. 

One solution is to sand blast or water blast all of the paint off the curb back to original concrete. Then we can repaint the entire curb with an oil base paint which will stand the test of time. This is a fairly expensive option.

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