Asphalt Insights

6 Things You Did Not Know About Commercial Asphalt Paving

Posted by Steven Brahney on November 28, 2017

When you think about beautifying your property, the parking lot probably does not come to mind first. However, asphalt is important, and it is rather interesting.

Read More

Topics: Asphalt Paving, Asphalt Paving, Paving South Jersey

Plan Ahead for Professional Snow Removal

Posted by Steven Brahney on October 10, 2017

The first lovely snowflakes that fall from the sky may bring smiles to many lips, and often make children squeal with delight. However, that is not the full picture because the resulting buildup the next day can be a messy struggle for business owners and commercial buildings. Depending on the amount of snow that typically builds up around your structures or in your parking lot, the mess can become quite significant. That is when you may require the services of a professional snow removal service.

Read More

Topics: Snow Plowing, Snow Removal

Tips For Property / Facility Managers To Evaluate A Completed Sealcoating Project

Posted by Steven Brahney on October 9, 2017

Parking Lot Sealcoating:

  • Have you recently had a seal coating project completed and are not sure if it was completed to meet the industry standards?   
  • Did a contractor "over sell" what asphalt seal coating will do?
  • Would you like to uncover potential defective workmanship before paying your contractors invoice?
  • Did the asphalt sealer quickly wear off the high traffic areas?
  • Are cracks still unsealed?

Please watch our video below to review a recently completed seal coating project that was not completed to industry standards.  Our video will help you as the property manager to uncover defective workmanship that will lead to a poor performing service life of the applied coating.  




Please Click The Picture Above To Download

GemSeal's Top 10 Questions You Should Be Asking Your Sealcoat Contractor


What Asphalt Sealcoating Will & Will Not Do:


Asphalt seal coatingis recognized as one of the most beneficial preventative maintenance treatment for your asphalt parking lot when TIMED PROPERLY. The key to a successful preventative maintenance program is applying the proper type of pavement sealer at the correct time and interval. 

Read More

Topics: Sealcoating

How Much Does Commercial Snow Removal Cost In New Jersey?

Posted by Steven Brahney on October 8, 2017

Typically speaking commercial snow removal cost depends on the type of snow removal contract you choose. Costs can range from $175.00 per hr for a pickup truck with a snow plow to $225,000.00 for a seasonal contract for full service snow removal and ice control for a mid-sized shopping center.

Read More

Topics: Snow Removal

The Road to Ruin: What’s Wearing Down Your Asphalt?

Posted by Steven Brahney on September 21, 2017


Having clean, maintained and smooth asphalt pavement is important, especially if you run a business. You want your visitors to have an excellent experience from the second they arrive. Knowing what can cause your asphalt to wear down allows you to take the right steps to protect it.

Read More

Topics: Preventative Maintenance

Top 5 Services To Perform On Your Asphalt Parking Lot & Sidewalks Before 11/30/17

Posted by Steven Brahney on September 19, 2017

As Labor Day has ended, it is the not so subtle reminder that Summer is over and Fall is almost here.  

If you are a Facility / Property Manager in NJ, PA, DE or MD and arrive back to work today; there are less than 60 days left to seal coat your asphalt parking lots and less than 90 days to pave your asphalt parking lots in "acceptable weather" conditions.

Read More

Topics: Parking Lot Sealcoating, Parking Lot Paving

Top 3 Reasons To Sealcoat Your Asphalt Parking Lot Before Winter

Posted by Steven Brahney on August 8, 2017

If you are located in New Jersey, Delaware, Philadelphia or Northern Maryland the seal coating season is going to end in less than 90 days!  It is important to protect your asphalt from the damaging effects of Mother Nature and also not to wait till the last minute.

Read More

Topics: Asphalt Sealcoating, Parking Lot Sealcoating, seal coating

Deciding on Asphalt or Concrete for your Next Project

Posted by Steven Brahney on June 30, 2017


Read More

Topics: Asphalt Paving, Concrete Paving

Why Summer Is The Best Time To Seal Coat Your Asphalt Parking Lot Or Driveway

Posted by Steven Brahney on June 20, 2017

There are 18 weeks left to the 2017 seal coating season of which 16 are ideal and recommended by asphalt coating manufacturers for the Delaware Valley.

That may sound like a lot of time, however, in the big scheme of things it isn't for several reasons. First, professional seal coating contractors are in demand, and by August most of their schedules are full to the end of the season. Weather plays a large part in scheduling and completing seal coating projects. Extended periods of rain will delay plans and if your project can only be completed on certain days, for instance, Saturday & Sunday, it further hampers the ability to plan it.

Being in the seal coating business for over 25 years I have watched every Fall as property managers try to cram in last minute projects. At the same time, I have witnessed greedy contractors promise them the world only to see the same projects after winter with all the pavement sealer worn off the asphalt from a substandard application in weather that is not conducive to seal coating.

Why Summer is the BEST time to apply pavement sealer:

Read More

Topics: Asphalt Sealcoating

Banking On Preventative Maintenance For Your Financial Institution

Posted by Steven Brahney on March 27, 2017

Prevenative Maintenance For Your Bank Parking Lots


It goes without saying that banks understand the value of a dollar. 

From the appearance of many financial institutions asphalt parking lots, it appears some may fall short recognizing the value of Preventative Maintenance.

If financial institutions place as much value on their second largest capital expenditure (Parking Lots & Sidewalks) as their financials, they would recognize an immediate return on their investment.

When depositors visit your bank branches does the asphalt parking lots, say "Welcome!" or something else? Is the asphalt smooth with clearly marked line striping or is the parking lot gray and rough with faded pavement markings? Are their large cracks in the asphalt parking lot which could cause a woman in high heels to trip and twist her ankle? Is your handicap parking stalls ADA compliant for disabled customers who need to gain access to the lobby to speak with a customer service rep or access the ATM? Are your sidewalks level and free from heaving and tripping hazards?

Recognizing the value of Preventative Maintenance:

What is preventative maintenance?

Preventative maintenance is a systemized approach to executing pavement maintenance services not only to delay expensive asphalt milling and paving but also to provide an aesthetically pleasing surface for your bank customers to drive, park and walk on!

Preventative Maintenance For Your Bank Parking Lot Includes:

Asphalt Sealcoating- Applying a 2-3 heavy duty application of coal tar emulsion, eco-friendly hybrid emulsion or asphalt emulsion pavement sealer to the asphalt parking lot on a 3-year rotation.






Crack Sealing- Applying a hot pour rubberized crack sealant to open cracks in the parking lot to prevent infiltration of water to the subgrade. Crack sealing keeps the water out and prevents potholes and alligator cracks from forming.





Asphalt Repairs- Repairing potholes with hot mix asphalt through saw cut and removal or Infrared asphalt restoration. Furthermore, identifying alligator cracked asphalt pavement and repairing the areas with full depth asphalt repair or saw cut and removal. Hot rubberized crack sealer and seal coating is NOT designed as a long-term fix for alligator cracks.




Concrete Sealing- Applying a penetrating concrete sealer to sidewalks and drive up concrete pads to prevent spalling from deicing chemicals.

Line Striping- Restriping your bank parking lots on a 2-year rotation will keep the parking lot marked and orderly thereby preventing vehicle accidents. A fresh restripe lights up a parking lot similar to how fresh mulch highlights a landscape berm.

"Great info but I have 100 branches in my portfolio I manage at all different ages and states of deterioration. How do I manage all this on top of managing the roof, ATM machine, plumbing, HVAC, landscaping, snow removal, and security system?"

All Of Your Bank Branches Can Be Managed Through A Pavement Management Plan:

What is a Pavement Management Plan (PMP)?  A Pavement Management Plan (PMP) utilizes a technology-driven approach to managing all of your asphalt and concrete assets. An initial parking lot inspection is performed whereas a site report is generated listing the condition of the asphalt and concrete. The report will have an inventory of all defects with supporting pictures and measurements along with budgeted cost estimates.

From there you have a solid work plan of what needs to be done where and how with the exact cost to make the repairs.

Also, the PMP will have a 3-10 year budget plan outlining all of the future work to be completed on a schedule.

A technology driven pavement repair company will be able to set up a computerized database in the cloud for you to access anytime. You will be able to go into your project file and drill down to any amount of details needed for any of your branches. For example, you can look at the history of completed work with backup documentation to include completed pictures to doing a one year look ahead to see what branches are on schedule the following year for what services and the budgeted cost to help you complete your CAPEX Budget with the click of the mouse.

Recognizing The Savings Of A Preventative Maintenance Plan For Your Bank Parking Lot:

The spread sheet above demonstrates that by developing a Preventative Maintenance Plan for your bank parking lot you will save $100,000.00 over the course of 14 years.  Thats $100,000 "per branch"- how many branches are in your portfolio?   

10 Branches: $1,008,000.00

25 Branches: $ 2,520,000.00

50 Branches: $5,040,000.00

As you can see from the numbers, the savings over 14 years are enormous and would get any bank executives attention to help you capitalize your Preventative Maintenance Budget.  

What is the cost of a Pavement Management Plan?

The cost for a Pavement Management Plan is typically $300.00 - $700.00 per branch parking lot. Some contractors will offer the plans free of charge with a service agreement in place to complete your parking lot maintenance work.

How much does it cost to seal coat a bank parking lot?

For a typical two coat application of pavement sealer, the cost ranges from $0.17 - $0.35 sq ft. Pricing is dictated by the size of the bank parking lot, a number of mobilizations and the type of pavement sealer used. For example, if your bank is open 7 days a week it will require a fast setting pavement sealer similar to the ones used at airports that will be dry and ready for traffic in under 3 hours. These pavement sealers are on the more expensive end of the scale close to $0.35 sq ft versus a standard drying pavement sealer that can be applied after the branch closes at Noon on Saturday and dries within 24 hours. These pavement sealers will be closer to $0.17 sq ft.

(How Much Does It Cost To Seal Coat A Parking Lot)

How much does is cost to crack seal a bank parking lot?

Hot rubberized crack sealing is typically $1.00 per lineal foot with most paving companies having a minimum charge of $750.00 - $1,500.00 or $1.00 per lineal foot- whichever is greater.

(How Much Does It Cost To Crack Seal A Parking Lot) 

How much does it cost to line stripe a bank parking lot:

A typical sized branch parking lot should be $500.00 - $700.00 to restripe.

(How Much Does It Cost To Line Stripe A Parking Lot)

Read More

Topics: Sealcoating, Pavement Management Planning, Preventative Maintenance

Leave a Comment