Asphalt pavements are significant investments and, like all smart business decisions, your investment should be protected and the risk should be prevented. Preventative maintenance, by protecting with a sealcoat, is comparable to painting a house. If you don’t paint your siding, it will soon deteriorate, your investment will be lost, and replacement will be necessary. The case is exactly the same for asphalt.

An unmaintained surface will likely require an overlay in as little as 7 years, versus 15 years or more for a maintained parking area. According to a study by Girish C. Dubey, chairperson of the Pavement Coatings Technology Center at the University of Nevada in Reno, maintaining asphalt with a sealcoat every 3 years saves an average of $1.70 per sq. ft., or $152,500.00, over 15 years for a parking lot averaging 90,000 sq. ft. This translates into more than 48% savings over unmaintained asphalt.

Maintaining asphalt is a small expense that secures nearly 300% increase in asphalt life as well as the aforementioned maintenance costs savings. Parking lot maintenance is most economical when consistently performed from the outset. However, it is never too late to implement a maintenance plan that will optimize your current pavement’s condition and prolong its life.

 

The Problem

 

Asphalt is a combination of many materials that are composed in a structure that allows for weather elements and other substances to attack and break it down. As the asphalt molecules break down, so do many of the original benefits, such as flexibility, waterproofing, strength, etc. The color change on the surface from black to gray is the first visibly noticeable change. This is called oxidation, and is cause by weather and sunlight. After the visual change in color, the pavement becomes vulnerable to deterioration from the effects of moisture, oil leaks from vehicles, de-icing materials, traffic, and freeze-thaw cycles.

Further deterioration leads to small cracks which become wider and deeper without remedy. If these cracks are not kept sealed, water will seep into the base and damage the asphalt’s load-bearing capacity, ultimately causing failures. The effects of this are shown in alligatoring, rutting, and overall pavement failure.

Before long, your pavement is riddled with cracks, potholes, and drainage issues that are likely beyond a cheap repair. Unmaintained asphalt shows its deterioration and damage quickly, in as little as 2 years, and cracks and failures quickly develop. Lack of proper maintenance can and will lead to serious liability issues on your property and your investment will be at risk of complete failure. The deterioration of unmaintained asphalt happens exponentially faster than maintained asphalt, and, consequently, costs much more money over time.

 

The Solution

 

A sealcoat, specifically refined coal tar, is a mixture of chemicals with a structure that does not allow destructive elements to affect its properties. This material forms a barrier to protect asphalt from the effects of weather, salts, oils, sunlight, and other substances that can cause pavement failure. The sealant also restores the rich black color of the asphalt, thus dramatically improving your property’s appearance (as seen above). Potential customers’ and guests’ first impression is your parking lot. A fresh, new appearance will be the best presentation, no matter what your industry. By consistently protecting your pavement from deterioration and failures, you are prolonging the life of the original asphalt by as much as 8 years, or almost double the life expectancy of unmaintained asphalt, before a significant expense such as an overlay is necessary.

Proper maintenance usually includes sealcoating every 3-4 years. This includes crack sealing and patching any areas that are in the beginning stages of failure. A rotation could be easily implemented, and we would be more than willing to visit your property, provide you with a free professional analysis, and assist you with a detailed plan to manage and effectively maintain your pavement in the future.

 

Contact SPS today to find out how we can save you thousands of dollars in the future by properly maintaining your asphalt for years to come.