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Asphalt Maintenance, Bigger Than You Think
by Joe Moon, Frontier Pavement Specialists
November 2003

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In every type of industry people try to make their investments last longer. Over the years we have found that the proper type of asphalt repair not only help save the pavement but also save money for the property owner. This article will cover the ways that you can extend the life of paved surfaces. We will also explain cost effective ways to install a pavement maintenance program. We hope you can learn some of the processes that have made a big difference in saving pavement and in keeping parking lots looking professional for employees and customers. Our aim is to educate you on the different types of processes available that will help you determine what is right for you.

Different types of pavement failures are caused by different types of elements; some natural, some man made. Water is one of the biggest detriments to pavement. Water can cause failures in many different ways. Two of the most common failures are to the base material under the asphalt and to the asphalt itself, usually caused by serious run-off.

The base material under your pavement and concrete is truly the foundation of your parking lot. Water that penetrates into the base makes it soft and starts to give way under heavy loads such as a car. The heavier the loads, the faster the hole will develop. Once the base starts to give way the asphalt will break, allowing more water to penetrate and causing further damage to the base. Eventually the asphalt breaks away and a pothole develops. In the case of run-off, the top layer of aggregate (rock) starts to lose stability and break loose. This causes rutting in the asphalt, creating long runs of deteriorated asphalt. It is important to understand that the repairs for these two failures are different and priced considerably differently as well. You cannot stop the wear of run-off but the repair to give you good life of your pavement will cost less than a repair for base failure.

Property Managers often get several different scopes of work, all with different prices. The lowest price will usually win the bid but if there is not a good understanding of the real process needed to fix the particular failure, you cannot insure that the repair will be done properly. If the failure returns in eight to ten months, you are stuck paying again to repair the same area ... and if it is not done properly again you might pay to have it repaired a third time. It's a vicious cycle -- you end up spending more money than the higher bid was and you still have pavement failures. To help you become more educated about which options perform well for the specific type of repair needed, ask your contractor about the different scopes of work available for different surfaces (asphalt, concrete, etc.)

I. Remove and Replace: This particular repair is set for surface deformations such as light alligator cracking, surface deterioration from run-off or very loose aggregate.

Saw cut proposed areas and remove asphalt.
Haul off debris and compact base material.
Apply tack oil to edges of existing asphalt for proper adhesion.
Install 1 1/2 to 2 inches of type D hot mix asphalt as needed.
Compact asphalt properly.

II. Full depth Black Base repair: This repair is for a much more serious problem. The base has deteriorated to a point where a new foundation is required. One of the most commonly asked questions is why do we not put regular base back in the repair? It is almost impossible to reach the compaction levels required when you are patching versus building a new parking lot. When patching, our industry uses a different material that compacts to very high levels.

Saw cut proposed areas and excavate 6 inches.
Haul off debris and compact sub-grades.
Install 4 inches of Asphalt Treated Base (Black Base) and compact.
Install 1 1/2 to 2 inches of type D hot mix asphalt as needed.
Compact asphalt properly.

III. Full depth Asphalt Concrete repair: This repair is along the same lines as the black base repair, but for an area traveled by much heavier trucks, such as dumpster areas.

Saw cut proposed areas and excavate 6 inches.
Haul off debris and compact sub-grades.
Install 4 inches of 1500 psi concrete and let cure 24 hours.
Apply tack oil to edges for proper adhesion.
Install 1 1/2 to 2 inches of type D hot mix asphalt.
Compact asphalt properly.

IV. Full depth Concrete repair: This particular repair is for concrete pavements or approaches. Your contractor should dig an inch or two deeper than existing concrete and pour 5 - 6 inches for a better repair. This helps insure that the repair will last longer.

Saw cut concrete and hammer out to depth of 8 inches.
Compact sub-grades and install 2 inch base cushion.
Dowel into the existing concrete for stability.
Pour 3000 - 3500 psi concrete and let cure.
Light broom finish.

When introducing a maintenance program for your pavement, you should carefully consider the factors which cause the most deterioration. Water is one of the biggest problems. Sunlight and oxidation can be a force in the graying and aging process of your pavements. Oil, grease, and hydraulic fluids can also cause serious damage. The most cost effective maintenance for asphalt pavement and prevention of potholes is crack sealing, which stops water from penetrating down to the base. Water usually starts the pothole process and traffic loads finish it up. Seal coating will stop the sun from oxidizing the asphalt and helps seal hair-line cracks. These two processes go hand in hand in starting a good maintenance program. Keeping up with asphalt repairs is the last step in a program that will help save your pavement investment.

In the industry of paving there are many unknowns, but proper care of existing parking lots and pavements can go along way in saving money. Most owners will tell you that it is important to get the most for your dollar because that is good business. There are proper ways to approach extending the life of a pavement. We hope you can take this information and make educated decisions for pavement maintenance for your business.

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