Property managers and owners have a full schedule, and taking care of their parking lot is likely the last thing on their to-do list. Unfortunately, the appearance and functionality of your parking lot is your first and last impression. Having an understanding of pavement maintenance and a long-term plan for your lot can go a long way in making one of the more undesirable to do’s much easier. The best time to assess your needs is in the spring after the ground has thawed and the snow has melted.
In this blog, we break down some of the key terminology used and briefly describe what it is and how often it may be needed.
Pavement Maintenance: Crack Filling
This is just about as simple as it sounds. A mix of rubber, asphalt oils, and other additives produces a flexible blend that is poured into the small cracks and helps bridge the cracks as pavement shifts. The goal of this is to prevent water from filling in these cracks and causing more damage during freeze-thaw cycles. The quality and age of a lot will dictate how often this will need to be done. Some lots may be yearly, while others can wait multiple years between.
Pavement Maintenance: Seal Coating
This is a protective treatment applied to the entire surface of the parking lot. Seal coating doesn’t fix larger problems like cracks and potholes. However, this durable liquid shields the pavement from intense UV-radiation, which dries the asphalt out. It also reduces water penetration, which starts by making cracks and then potholes. This gives your lot a clean new look again. Typically, plan for sealcoating every 3-5 years.
Pavement Maintenance: Cold and hot mix patching
This is the tried-and-true method for pothole repairs. There are two main approaches. First, the pothole can be cleaned out and have the cold or hot mix asphalt directly added. Secondly, the pothole can be cutout creating fresh, clean edges. After the potholes are prepared with either method, the hot or cold mix is added and tamped down. A cold mix is pre-made and is more cost-effective. A hot mix is heated prior to application. The hot mix will bond better and last longer. This task can’t easily be planned for and should be addressed as needed.
Pavement Maintenance: Infrared Patching
When cracks have become potholes, this method uses heat to soften the pavement. Once it hits the right temperatures, it can be re-worked and formed. Often times addition material is added along with a binder. This method eliminates the seams caused by traditional cold or hot mix patching. This can be performed on a as needed basis.
Pavement Maintenance: Striping
Fresh paint is essential in managing traffic safety. It emphasizes pedestrian walkways, guides drivers on where to drive and when to stop, and highlights the spaces required by law for ADA compliance. Further, it organizes and maximizes parking spaces and even creates a welcoming and professional look.
Need help getting a start? If you own or manage property in St. Cloud or Central Minnesota and don’t know where to start, RTA Parking Lot Striping LLC is happy to help. We focus primarily on the pavement markings and striping, but are more than happy to help you find someone with the service we do not provide.