"Like Building A Castle On Sand"

This may sound like a crazy question, but imagine you purchased a property to build your dream home. There is an existing home on the property, and you intend to demolish the old home and build your home on the existing foundation.  After you hire a home inspector, you discover that this foundation is riddled with cracks and structural weaknesses.

Now, ask yourself: Would you build a new house, investing your time, money, and hopes on this poor, cracked foundation? Would you risk the stability and safety of your future home by ignoring these foundational issues, or would you take the necessary steps to address and repair them before moving forward with your construction plans?

As crazy as this sounds, this is essentially what occurs when you resurface a parking lot despite existing issues such as cracks, alligator cracking, rutting, or problems related to underground water. These underlying issues are akin to the flawed foundation of a house, and ignoring them can lead to significant consequences. Most property owners, in an attempt to improve the appearance and functionality of their parking lots, will invest substantial amounts of money—often reaching hundreds of thousands or even millions of dollars—into repaving projects. However, without addressing the root problems, they often find themselves facing disappointment and financial loss. Several years down the line, they discover that the lifespan of the newly installed asphalt overlay has been drastically reduced, sometimes to half or even less than what was expected. This premature deterioration is a direct result of the unresolved foundational issues that were not addressed before the resurfacing took place, leading to a cycle of repeated repairs and escalating costs.

Why Does This Happen?

Simply put, there is a lack of educational resources for commercial property owners, managers, and board members. To add insult to injury, contractors who are not transparent are scoping asphalt projects when prospects call for a proposal and a prospect is relying on this flawed advise to base their decision and budget on.

The challenges faced in addressing foundational issues in parking lot resurfacing projects often stem from a combination of factors. One significant factor is the lack of educational resources available to property owners and managers of commercial properties. Many of these individuals may not have the technical knowledge or experience necessary to identify and understand the complexities involved in assessing the condition of an asphalt parking lot. This knowledge gap can lead to poor decision-making and oversight during the planning and execution of resurfacing projects. Additionally, contractors themselves may not be adequately educated or transparent during the scoping process. Without a thorough understanding of the specific issues present, they might fail to propose comprehensive solutions that address the root causes of the problems.

To mitigate these challenges, property owners have the option to hire an engineer to perform a detailed scope of the project. Engineers are trained professionals who can provide an in-depth analysis of the parking lot's condition, identifying any underlying issues that need to be addressed before resurfacing. However, this option can be costly, often requiring property owners to spend thousands of dollars on engineering services.

Alternatively, if property owners engage with an experienced and transparent asphalt paving contractor, they can receive similar scoping services at no additional cost. A reputable contractor will have the expertise to conduct a thorough assessment of the parking lot, identifying any structural weaknesses or potential problems. They will also be transparent about the necessary repairs and provide a detailed plan to address these issues, ensuring that the resurfacing project is successful and long-lasting. By choosing a contractor who prioritizes education and transparency, property owners can avoid unnecessary expenses and ensure that their investment in the parking lot is protected.

Meet Dusty

The most scary phrase you can ever hear from a New Jersey Asphalt Paving Company: "This is the way we have always done it..."

Quite simply, most paving contractors lack the technical knowledge required to accurately develop and propose a comprehensive scope of work that addresses the specific issues present in a parking lot. This lack of expertise means they are often unaware of the best practices and solutions to resolve these problems effectively. 

Dusty is going to propose the same type of job his Dad and Grandpa taught him to do.  "Pavin is pavin- just get them hot rocks tamped down and git that money". 

Meet Jax

I have a sales quota to make.  Our P/E firm is looking for top-line revenue and a win rate of 30% or more on my proposals. 

Even when they do have some understanding of what can be done, they may choose not to propose these solutions because they fear that their price will be significantly higher than other proposals, potentially losing the sale. This fear of being priced out of the competition leads them to offer less comprehensive solutions that do not address the root causes of the issues.

Jax has a detailed sales plan laid out where he has been mentored and trained by professional sales trainers.  Jax watches a lot of YouTube sales videos on how to close the sale.  He has been taught you don't talk about the problems - you talk around them.  Discussing problems doesn't close the sale.  You tell the customer what they want to hear, over-promise, load the contract with terms and conditions to protect the company and make the sale!  His ego is tied to the leader board back at the office. 

Meet "Slick" Rick

I know my initial bid seemed cheap, but that's because I moved 70% of my profit into the change order you need to sign, or we are packing up and leaving.  By the way, we already have your deposit, so if you tell us to get off the job, we will be ahead!

Furthermore, some contractors, upon entering these projects and recognizing the existing problems, see an opportunity for profit through change orders. They understand that these issues can become very lucrative once the project is underway. As a result, they remain silent about these problems during the initial scoping of the project, avoiding any mention of the necessary repairs. However, once they have your parking lot milled up and blocked off, they become very vocal, presenting you with a change order that is packed full of profit. This change order often includes additional work that was not initially discussed, leading to unexpected costs and delays, all of which could have been avoided with a more thorough and honest initial assessment.

Slick Rick is the worst of them all. Unlike Dusty, who's only doing what he has ever known, or Jax, who is trying to meet a sales quota so his draw doesn't get cut off, Rick knows a target of opportunity when he sees one. Rick paid extra special attention to writing notes on his pad when he looked at your job... here are a bunch of catch basins that will have sinkholes after milling; here is some soft subgrade; this part of the parking lot is going to still hold water after paving unless it's regraded; this cracked concrete apron is going to be destroyed after the 8th tri-axle loaded with millings drives over it, and the list goes on and on. Once Rick secures that deposit check into his account, he knows the leverage he has over the job when he hands you a change order for all the extras. Plain and simple—Ricky is a modern-day con-man.   

Don't Pave Over Problems: Why Ignoring Cracked Asphalt is a Bad Idea

We often get asked the question: "Can you pave over cracked asphalt?"

Technically, yes, you can pave over cracked asphalt. If you're a Sopranos Fan, in North Jersey, I am confident there are parking lots where bodies have been paved over.

However, paving over a cracked asphalt parking lot is usually a short-sighted solution that leads to more problems and expenses within two years of paving.

Think of it as my building analogy above: building a house on a cracked foundation. You might have a nice-looking house for a while, but it won't last.   

Is Paving Over Cracks a Quick Fix or a Costly Mistake?

Many property owners are tempted to simply pave over cracks in their asphalt parking lot to save time and money. However, this seemingly quick fix can lead to more significant problems and costly repairs down the line.

Why Paving Over Cracks is a Bad Idea:

1. Hidden Issues: Cracks often indicate underlying problems with the asphalt's base layer. Paving over them without addressing the root cause can lead to further deterioration and more extensive damage.
2. Water Damage: Cracks allow water to seep into the base layer, causing it to weaken and deteriorate. This can lead to potholes, uneven surfaces, and premature asphalt failure.
3. Reduced Lifespan: By ignoring the underlying issues, you're significantly reducing the lifespan of your new asphalt surface. You'll end up needing repairs or a complete replacement much sooner than if you had addressed the cracks properly.

The Right Approach:

To ensure a long-lasting and durable asphalt surface, it's essential to address the underlying issues before resurfacing. This may involve:

• Crack Sealing: Properly sealing cracks prevents water infiltration and stabilizes the pavement.
• Sub-Base Inspection: Inspecting the asphalt to look for potential sub-base issues that will result in a change order.
• Base Repair: In severe cases, the base layer may need to be repaired or replaced to provide a stable foundation.
• Paving Fabric (Petromat): Applying a geotextile paving fabric over the old asphalt prior to the overlay to strengthen, waterproof and reduce reflective cracking.

In conclusion, while paving over cracks may seem like a quick and easy solution, it's often a false economy. Properly preparing your parking lot can extend its lifespan, improve its performance, and save you money in the long run.

Examples Of Paving Over Cracked Asphalt

The pictures above show a 3-year-old asphalt overlay. After milling and paving, the old cracks have reflected back up. This is referred to as "reflective cracking," where the new cracks mirror the existing cracks that were paved over.   

Why Paving Over a Parking Lot with Groundwater Issues is a Recipe for Disaster

Picture this: you have a parking lot with puddles that just won't dry, even on sunny days. You know there's a groundwater issue, but you decide to just pave over it and hope for the best. Bad idea! Here's why paving over a parking lot with groundwater problems is a recipe for disaster:

1. Weakened Foundation: Groundwater seeping up through the asphalt weakens the base layer, making it unstable and prone to cracking and shifting. Think of it like building a house on soggy ground – it's not going to end well.

2. Pothole City: As the water continues to rise and evaporate, it creates voids beneath the asphalt. These voids eventually collapse under the weight of traffic, leading to potholes, depressions, and a bumpy, uneven surface.

3. The Freeze-Thaw Cycle: In colder climates, water trapped beneath the asphalt freezes and expands, putting immense pressure on the pavement. This leads to cracking, heaving, and further damage.  Persistent ice during winter not only leads to unexpected costs for frequent salt applications but also poses a slip-and-fall risk.

4. Reduced Lifespan: All of these factors combined dramatically shorten the lifespan of your new asphalt. Instead of enjoying a durable, long-lasting surface, you'll be facing costly repairs and premature replacements.

5. Safety Hazards: Potholes, cracks, and uneven pavement create tripping hazards and can damage vehicles. This puts you at risk for accidents, injuries, and potential liability issues.

The Solution: Underdrains

Before you resurface that soggy parking lot, you need to address the groundwater problem head-on. The most effective solution is installing an underdrain system. Here's how it works:

• Intercepting Groundwater: Underdrains are perforated pipes installed beneath the pavement to intercept groundwater before it reaches the surface.
• Channeling Water Away: The collected water is channeled away from the parking lot to a suitable discharge point, such as a storm drain or retention pond.
• Creating a Stable Base: By removing excess water, underdrains create a dry, stable foundation for your new asphalt, ensuring its longevity and performance.

To learn more about underdrains: How to correct groundwater issues.   

Don't Cut Corners

While installing underdrains will increase the cost of your paving project, it's a wise investment that will save you money and headaches in the long run. Don't let a contractor talk you into paving over a water problem—it's a recipe for disaster. Insist on proper drainage solutions to ensure a durable, long-lasting parking lot.

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The pictures above show a 3-year-old asphalt overlay. After milling and paving, the underground water issues have resurfaced.

The pictures above show a 4-month-old asphalt overlay. After milling and paving, the underground water issues have resurfaced.

How We Can Assist (Where Other Paving Contractors Might Have Fallen Short)?

"The entire premise behind starting a contracting company is to provide a service that is needed and effectively solves a client's problem. This foundational principle is meant to ensure that businesses address specific needs and deliver value to their customers"-  Steven Brahney

However, this ideal is often not realized in the asphalt paving industry. Despite the presence of some exceptional companies, not only in New Jersey but across the entire United States, the industry is frequently plagued by dissatisfaction and frustration among commercial property managers, property owners, and board members.

This widespread frustration can be attributed to several factors. One significant reason is that asphalt paving represents one of the most substantial capital investments for property owners, second only to the buildings themselves. Given the high costs involved, property owners expect a high level of quality and durability from their paving projects. Unfortunately, many find that once the work is completed, they feel shortchanged, as if they did not receive the value they anticipated for their investment.

This feeling of dissatisfaction often arises months after the project is finished, long after the checks have been cashed, when the realization sets in that the contractor may have performed subpar work. At this point, property owners find themselves with little recourse to address the issues, leaving them with a sense of helplessness and financial loss. This cycle of unmet expectations and lack of accountability contributes to the pervasive frustration with paving contractors in the industry.

Imagine this: You're the property manager for a busy shopping center.

The parking lot is a mess – cracked, faded, and riddled with potholes.

Customers are complaining, and you're worried about someone tripping and getting hurt.

You need a solution, and fast.

But the last time you hired a paving company, it was a nightmare.

Hidden fees, shoddy workmanship, and a parking lot that started deteriorating after just a year. Sound familiar?

At FixAsphalt.com, we understand your frustrations. We know that finding a reliable and trustworthy asphalt paving company can feel like searching for a needle in a haystack. That's why we do things differently. We believe in transparency, expertise, and building long-lasting relationships with our clients.

As a property manager, you face the tough challenge of maintaining your parking lot while juggling tight budgets and conflicting advice. Too often, contractors push unnecessary services or cut corners, leaving you frustrated and unsure about what truly needs to be done.

At FixAsphalt.com, we believe in a better way. Our mission is to empower you with honest, transparent, and straightforward information so you can make confident decisions about your paving needs. With our proven expertise in commercial parking lot maintenance and our clear, no-nonsense assessments, we help you understand exactly what your lot needs—no more, no less.

When you work with FixAsphalt.com, you're not just hiring another paving contractor. You’re gaining a partner who values your trust, respects your investment, and ensures the job gets done right the first time. Our process is built around clarity and results, ensuring your parking lot is safe, attractive, and hassle-free.

Let us take the confusion and guesswork out of paving. Experience the FixAsphalt.com difference—where honesty, transparency, and quality always come first.

Here's how we ensure your peace of mind:

• Honest Assessments: We'll conduct a thorough inspection of your property and provide a clear, detailed assessment of your needs. No surprises, no hidden costs.
• Expert Advice: Our experienced team will guide you through the entire process, explaining your options and recommending the best solutions for your specific needs and budget.
• Quality Materials and Workmanship: We use only the highest quality materials and employ skilled professionals who take pride in their work.
• Results to Meet Your Budget:  We can assist you in creating a work plan that aligns with your budget and long-term goals, whether it's addressing safety issues for an insurance inspection, enhancing curb appeal for a drone photo for Co-Star before selling the property, or developing a long-term pavement management strategy to defer capital expenses and ensure all maintenance is included in CAM to preserve the asset for over 20 years.
• Ongoing Support: We're not just here for the initial paving. We offer preventative maintenance plans to help you protect your investment and maximize the lifespan of your asphalt.

Don't settle for another paving disappointment. Choose FixAsphalt.com and experience the difference that expertise, transparency, and a commitment to quality can make.