For many decades, asphalt paving has been the most popular choice for residential and commercial pavements in the greater Atlanta area. From driveways and parking lots to highways and suburban streets, asphalt is an economical paving material that can have a useful life that spans multiple decades if it is given the proper care. The key to budgeting for your asphalt maintenance is to understand what your pavement will need and when it will need it.
What Help Does My Asphalt Paving Need?
The pavement maintenance procedures you need will depend on how you use your pavement, its age, and its condition. Here are the most common procedures that the majority of asphalt pavements will need at some point.
1. Cracks and other breaks in the pavement need to be repaired to prevent the damage from spreading horizontally and vertically.
2. Sealcoating is an economical procedure that should be part of every parking lot maintenance plan. Although sealcoating offers several aesthetic benefits, it is extremely effective at preventing cracks, potholes, and other types of pavement damage.
3. Pavement markings are needed to enhance safety and order. Centerlines, crosswalks, lane dividers, traffic arrows, parking space lines, and stencils identifying accessible parking spaces are just a few of the pavement markings you might need.
4. Signage is critical for both safety and order. Signs and their mountings can be damaged, or they can simply wear out.
5. Clean pavements look better and last longer. A professional sweeping service can remove trash, dead vegetation, dirt, and other debris that could impact the health of your pavement.
6. An asphalt overlay can be a cost-effective way to add years to your pavement’s useful life. For substantially less than an asphalt paving company would charge for a removal and reconstruction, you can have a pavement that looks and functions almost the same as a new one.
How Often Does My Paving Need the Procedures on the Above List?
Pavement maintenance contractors do not have a carved-in-stone timetable that covers every type of pavement in every city in every state. Instead, a local asphalt company will rely on its own knowledge of conditions in the area, its experience with local pavements, and the statistical averages compiled by researchers, government agencies, and industry experts. Reputable contractors evaluate each pavement to arrive at a recommended schedule that will provide the most value for each customer. Therefore, if you manage multiple properties, your schedule could vary significantly from one property to the next, especially if the pavements serve different functions or are subjected to different stresses. For example, a schedule for parking lot maintenance can depend on the number of cars that use the lot on an average day, the number of heavy trucks that drive across the lot, and other factors, including the lot’s drainage capabilities. The following list is based on the typical schedule for an average parking lot in the Atlanta area.
1. Cracks and other breaks in the pavement should be repaired as soon as they develop, so establish a budget that allows you to have your parking lot maintenance contractor make repairs every spring and autumn. Water entering through cracks and potholes can destroy the foundation underneath your pavement. Eventually, your only cost-effective option will be to tear out your pavement and rebuild it.
2. A new pavement should receive its first sealcoating no later than 12 months after construction. Subsequent applications will be needed to protect the pavement throughout its life. Most sealcoating contractors recommend that Atlanta parking lots receive a fresh coat of sealant about every two years.
3. Pavement markings and parking space lines need to be repainted about every two years also, so many property managers schedule both procedures for the same time. Existing stripes and markings will be obscured by the sealcoating, so you will need to have them repainted when you sealcoat your pavement.
4. Signs in the area typically do not need to be replaced for at least five years unless they are damaged by vandals or vehicles. However, you or your contractor should inspect all your signs at least once every year to make sure that they and their mounting posts are secure and undamaged.
5. Schedules for sweeping services can vary widely. The volume of cars using your lot, the behavior of your patrons, and the businesses and terrain near your lot can affect your sweeping needs. For example, an extremely busy lot may need nightly or weekly sweepings, but monthly sweepings may be sufficient for an employee parking lot.
6. Parking lots typically need an asphalt overlay about every 10 years, However, if you have been diligent about your pavement maintenance from the very first, you may not need an overlay for 15 to 18 years. Based on factors that apply only to your parking lot, your asphalt paving company can give you a more accurate estimate. However, whether the estimate is 10 years or 18 years, you want to make sure that the money is set aside annually so that it is available when the need arises.
The Surface Masters is a well-respected asphalt contractor specializing in parking lot maintenance. Our services include sealcoating, asphalt overlays, crack repairs, pavement markings, asphalt patching, parking lot striping, and concrete work. Our team members share our commitment to high-quality workmanship, a safe working environment, and exemplary customer service. For a free quote, use the online from to submit your information. If you prefer, you can call 770-250-6392.