By Andy Denker, Denver Commercial Property Services
Asphalt and or Concrete parking lots and driveways are the first interaction point a visitor or resident has with your facility. Keeping your asphalt and concrete in excellent condition starts with effective maintenance. A well-maintained property helps to attract and retain clients or homeowners.
With both asphalt and concrete cleaning, crack filling and sealing are necessary to maximize the life of the pavement.
Cleaning:
Cleaning asphalt and concrete surfaces is the most basic part of maintenance. Cleaning helps to keep the surfaces free from debris which can become hazardous and delivers a clean and appealing appearance. Due to the vehicle and foot traffic that asphalt parking lots incur daily, it is essential to conduct a periodic extensive cleaning. Cleaning enables the removal of vegetation, oil, paint, and other substances that accumulate on the surface. For concrete areas such as swales, pans, curbs, and gutters, it is best to check for obstruction or blockages and remove trash, debris, and sediment in a timely manner.
Crack filling:
Whether you have an asphalt or concrete surface, cracking is inevitable. Cracks occur over time due to the change in moisture levels in the material, which can occur with fluctuations in temperature. It is important to fill cracks as soon as they appear. If left untreated, cracks can become larger, and pavement failure, such as potholes, can occur. Approximately 75% of unsealed cracks develop into potholes within 3 years, while only 1% of sealed cracks become potholes in that same amount of time. Crack filling slows the deterioration and extends the life of the pavement surface up to 5 years. It is a low-cost protection method for cracks that are greater than 1/8 inch.
Sealing:
Sealcoating can help stop water from penetrating the asphalt, causing degradation which can lead to the formation of potholes. Additionally, sealing asphalt can improve the appearance of your surface as well as improve road safety by boosting color contrast between the pavement and road markings.
Because concrete is porous, sealing can protect the surface from weather, UV rays, and damage. Concrete parking garages are subject to weather, de-icing chemicals, thermal expansion and contraction, and more. Parking garages have an estimated life expectancy of 30-40 years, but that can be extended with good preventative maintenance, which includes applying a waterproofing traffic coating to prevent moisture from seeping into the concrete. Typically, many associations will opt for the cost-effective approach for caulking and isolated repairs. This method is only for treating visible cracks and will only extend the life for a limited time.
To extend the life of asphalt and concrete surfaces, it is recommended to seal every 2-5 years, depending on the existing conditions.
Just as it is with your health, the longer you wait to address issues the more dangerous and costly it can become. Cracks, debris, and uneven surfaces can be trip and fall hazards, leaving HOAs potentially liable for claims. Preventative maintenance for asphalt and concrete is necessary.
About the Author
Andy Denker has over 25 years of experience in the construction industry, having worked for national-ranked construction contracting companies. He leads the Asphalt and Concrete Division as Denver Commercial Property Services, a single-source provider of commercial property services across Colorado.
