Maintenance budgets always seem to provide less funds than what is needed to maintain every aspect of your property. Property managers often must make difficult decisions as to where and how these funds are allocated. Too often, a property’s pavement gets overlooked for maintenance until it is too late. If asphalt concrete pavement is not maintained regularly it can result in a premature life cycle and trigger an expensive fix.
The truth about your pavement is that it will fail because of air and water. You can be proactive however and maintain the surface and extend the life of your pavement. If you want to keep your long-term costs down, you will need to implement a plan to maintain your pavement before it needs to be replaced.
During the first few years of use, your pavement surface starts to experience some initial deterioration caused by traffic volume, rain, solar radiation, and temperature changes. At this stage the pavement appears to be in good condition. However, now is the perfect time to start applying a cost-effective treatment to sustain the aesthetics of the pavement, preserve the foundation, extend the life and reduce the need for costly reconstruction later on.
One useful treatment at this early stage is applying a thin layer of sealcoat on top of the pavement surface. Sealcoat is an asphalt-based coating that acts as a shield against the effects of air and water. Think of it as waterproof sunscreen for your pavement. Not only does it protect your pavement but it has a nice, deep black color which improves the aesthetics of your property.
CPM recommends a layer of sealcoat be applied to asphalt surfaces that are at least 6 months in age. The earlier you apply sealcoat, the longer you delay the signs of deterioration. Sealcoats are usually good for 2 to 5 years (this is dependent on the quality of the sealcoat and how it is applied). Economically, this type of treatment greatly outweighs other pavement treatments that you might have to do in years to come.
(Learn more about Preventive Maintenance here)
In older pavements you may have to undertake asphalt repairs to a failed area of pavement. This may be an area showing “alligator cracks” or a pothole. The existing failed asphalt is cut out, damaged asphalt removed, aggregate base is re-compacted and filled with new asphalt. Where there are signs of significant damage and wear a whole new asphalt layer may need to be applied. This is called an asphalt overlay. Sometimes a total reconstruction of the pavement surface is required which is at great expense.
The key to maximizing pavement life is to choose the right treatment for the right surface at the right time. Choosing the right treatment is a tricky process and usually requires a trained professional come out to your property and inspect your pavement in person. You can view our Pavement Rating System to get an insight on the condition of your pavement and what treatment may be appropriate.
CPM is an asphalt paving contractor that can assist you in choosing the right treatment for your pavement. CPM is here to help you save money and maintain your investment.