Don't Just Resurface, Reinforce! Why Your Parking Lot May Need Geotextile Fabric

Geotextile Paving fabric, sometimes referred to as Petromat, is a specialized material used in the construction and maintenance of roads and parking lots. It serves as a layer that can significantly enhance the durability and longevity of paved surfaces by providing reinforcement and preventing cracking. But is it worth the investment from a cost perspective, and have you even heard of it before?

Chances are, this may be the first time you have heard of this term or concept. Many commercial property owners/managers are unfamiliar with geotextile fabrics despite their growing importance in modern infrastructure projects. These fabrics are engineered to offer a range of benefits, including improved load distribution, enhanced drainage, and increased resistance to environmental wear and tear. As a result, they can lead to reduced maintenance costs and longer-lasting surfaces, making them a potentially valuable addition to any paving project.

Many paving contractors do not recommend this service because they are unfamiliar with it or realize it could make their proposal more costly than others. In either case, this does not benefit the property manager or owner, as they miss out on learning about a service that could significantly extend the life of the asphalt overlay.

What is Geotextile Fabric?

It's a tough, permeable fabric that gets laid down between the existing asphalt and the new overlay. Think of it as a super strong reinforcement layer.

Why Should Commercial Properties Care?

Here's the deal: parking lots take a beating. Heavy traffic, harsh weather, and those pesky underlying cracks can all lead to premature pavement failure. But geotextile fabric can help you fight back!

What Type Of Asphalt Parking Lots In New Jersey Are A Candidate For Paving Fabric?

1. Parking Lots with Existing Cracks / Alligatoring:

• Why it's recommended: Geotextile fabric acts as a stress-absorbing layer, preventing existing cracks in the old asphalt from "reflecting" up through the new overlay. This is crucial for parking lots with a history of cracking or those built on unstable subgrades.  
  
  

  Instances Where Paving Fabric May Not Deliver Long-Term Performance (Below):

  
  
  *** Alligatoring indicates subgrade problems. While paving fabric can help alleviate stress, it may not be effective in every situation. In areas with heavy truck traffic, it's advisable to excavate and remediate the subgrade with new stone, incorporating a soil stabilization fabric beneath the stone, then install new binder asphalt and apply geotextile over the patch. This approach ensures the longest-lasting service life. 

*** In areas with minor surface alligatoring cracks, which typically suggest a thin surface asphalt layer, paving fabric is an ideal solution that eliminates the need to excavate and remove the underlying base layer, asphalt, or stone.

2. High-Traffic Areas:

• Why it's recommended: Areas with heavy truck traffic, frequent turning movements, or concentrated loads (like delivery zones or bus stops) put extra stress on the pavement. Geotextile fabric adds reinforcement, distributing the load and preventing premature wear and tear.

3. Areas Prone to Water Damage:

• Why it's recommended: Parking lots in areas with heavy rainfall, poor drainage, or freeze-thaw cycles are susceptible to water damage. Geotextile fabric acts as a moisture barrier, preventing water from seeping into the base and causing cracks, potholes, and other issues.

4. Parking Lots with Overlay Applications:

• Why it's recommended: When applying an asphalt overlay to an existing parking lot, geotextile fabric helps create a strong bond between the old and new layers, preventing slippage and extending the life of the overlay.

5. Parking Lots with Heavy Equipment Use:

• Why it's recommended: For industrial sites or commercial properties with heavy equipment traffic (forklifts, construction vehicles, etc.), geotextile fabric provides extra reinforcement to withstand the concentrated loads and prevent damage.

In general, geotextile paving fabric is a smart investment for almost any commercial parking lot project with cracks or heavy traffic. It offers significant benefits in terms of longevity, performance, and cost-effectiveness.

Should You Crack Seal Before Installing Paving Fabric In New Jersey?

The decision to crack seal before installing paving fabric can vary significantly depending on the specific requirements and conditions of each project. In my professional opinion, if there are larger cracks present, specifically those measuring 1/2 inch or more in width, it is highly advantageous to perform crack sealing before the installation of paving fabric. This additional step serves as a precautionary measure to ensure that the underlying surface is adequately prepared, thereby enhancing the overall effectiveness and longevity of the paving fabric. By addressing these larger cracks beforehand, you can prevent potential issues that might arise from moisture infiltration or further deterioration, ultimately contributing to a more durable and resilient paved surface.

How Is Paving Fabric Installed?

1.) After milling the parking lot, the pavement is meticulously cleaned using a broom sweeper. It is crucial to ensure the milled surface is sufficiently clean to allow the asphalt cement to adhere effectively, ensuring the fabric bonds properly to the existing asphalt.

2.) When overlaying or resurfacing the parking lot, the asphalt can be cleaned using a large walk-behind air blower to ensure it is thoroughly clean.

3.) Hot asphalt cement (AC-20) is sprayed onto the asphalt.  The fabric is then applied using a tractor equipped with a specialized applicator attachment, which stretches the fabric to avoid wrinkles.

How Much Does Paving Fabric Cost?

The cost of installing paving fabric is largely influenced by the overall size of the project and the specific areas where the fabric will be applied. Generally, the price for paving fabric can vary, typically ranging from approximately $0.35 to $0.60 per square foot. However, it's important to note that there is often a minimum charge associated with these projects, which usually falls between $3,500 and $5,000. This minimum fee is particularly relevant when paving fabric is utilized in a smaller section of the parking lot, as it helps to cover the expenses related to mobilization and setup. These costs ensure that the necessary equipment and labor are efficiently deployed to the site, regardless of the project's scale.

PROJECT PROFILE

Presbyterian Church On The Hill

Ocean Township, New Jersey

Paving Date: June 2016

Project Narrative:

The parking lot had been resurfaced in June 1998. The contractor responsible for milling and resurfacing did not address any cracks with sealant or recommend installing geotextile paving fabric. In September 2015, we were contacted to evaluate the parking lot for crack sealing and sealcoating.  We informed the parish trustees that seal coating and crack sealing would be a waste of money as the asphalt had reached the end of its service life. There were six areas with significant surface alligator cracks. With a budget limited to sealcoating and crack sealing, the project scope expanded, and the parish realized they needed to raise funds for milling and paving the following year.

After inspecting the asphalt and identifying only six areas with alligatoring or large cracks, I suggested using geotextile paving fabric only where it was most needed to save money. We then milled the asphalt and thoroughly swept it to confirm that the alligatoring was confined to specific areas, which it was, preventing any budget overrun. We installed the geotextile paving fabric over those six locations before applying the asphalt overlay.

The images below show one of the alligatored areas where fabric was installed. Eight years later, the alligator cracks have not reappeared.

                                                         October 2015                                                                                                                                                                               July 2024

                                                     June 2016    (Milling Day)                                                                                                                                                             July 2024                

Milling, Paving Fabric & Asphalt Resurfacing (June 2016)                                                                                                                                                                                                                                                                                                                    

Summary:

Geotextile paving fabric is an invaluable asset in any parking lot resurfacing project, especially when the existing parking lot is plagued with cracks. This specialized fabric acts as a crucial barrier and reinforcement layer, effectively preventing the recurrence of cracks that can compromise the integrity of a new asphalt overlay.

Without the use of geotextile paving fabric, an asphalt overlay is highly susceptible to the reappearance of underlying cracks, which can begin to reflect up through the new layer within just two years of installation. These cracks are not merely cosmetic issues; they create pathways for water to penetrate beneath the asphalt surface. Once water seeps through, it can lead to significant damage by eroding the base layers, ultimately restarting the cycle of deterioration. This process can result in costly repairs and a shortened lifespan for the pavement. By incorporating geotextile paving fabric, you can effectively mitigate these risks, ensuring a more durable and long-lasting parking lot surface.

To summarize, here's how it benefits your bottom line:

• Crack Prevention: Geotextile fabric acts as a stress absorber, preventing those pesky cracks from reflecting up through your new asphalt. That means fewer repairs and a smoother surface for longer.
• Moisture Barrier: Water is asphalt's worst enemy. Geotextile fabric helps prevent water from seeping into the base and causing damage, which is especially important in freeze-thaw climates like New Jersey.
• Extended Lifespan: By reinforcing the asphalt and preventing damage, geotextile fabric can significantly extend the life of your parking lot. That means less frequent resurfacing and major savings in the long run.
• Improved Performance: A stronger, more stable base means better performance under heavy loads and traffic. This is crucial for commercial properties with delivery trucks, heavy equipment, or high volumes of customer vehicles.
• Cost-Effective Solution: While there's an upfront cost, geotextile fabric can save you money in the long run by reducing maintenance, repairs, and the frequency of resurfacing.

Think of it as an investment, not an expense. By adding geotextile fabric to your next resurfacing project, you're protecting your asphalt and your property value.

Want to learn more about geotextile paving fabric and how it can benefit your commercial property? Contact us today for a free consultation!