The Clock is Ticking: Why New Industrial Construction Needs Proactive Asphalt Management

The Clock is Ticking: Why New Industrial Construction Needs Proactive Asphalt Management

A newly constructed building represents a significant investment for industrial property owners and asset managers in New Jersey. However, while the focus is often on securing tenants and maximizing occupancy, a hidden asset frequently gets overlooked: the asphalt parking lot and loading dock areas.

Your roof and asphalt parking lot are among the most significant and costly capital assets on an industrial park or logistics property. These elements not only represent a substantial financial investment but also play a crucial role in the overall functionality and aesthetic appeal of the property. The asphalt parking lot and loading dock area serves as the first point of contact for visitors, tenants, and employees, offering a durable and accessible surface for vehicles and foot traffic. Given their importance, it is imperative to prioritize their maintenance and management to ensure they continue to perform effectively and contribute positively to the property's value and operational efficiency.

Without a tenant paying common area maintenance (CAM) fees on a property, it's understandable that an owner might be hesitant to invest in a preventive maintenance plan for their asphalt and concrete surfaces. The financial burden of maintaining a property without the offset of tenant contributions can be daunting, leading many owners to delay such plans until the building is occupied. This approach, while seemingly practical from a cost-saving perspective, can lead to long-term issues if the property remains vacant for an extended period.

The current dilemma in Central and Northern New Jersey highlights this challenge, as the region faces a significant surplus of vacant new construction industrial space. As of the second quarter of 2024, New Jersey is grappling with over 36,000,000 square feet of industrial space that remains unoccupied. This vast amount of empty space not only represents a substantial financial strain on property owners but also underscores the importance of proactive management strategies. Without tenants to share the maintenance costs, owners must carefully weigh the risks of deferred maintenance against the potential for increased repair costs and diminished property value over time.

The next misconception that often arises is the belief that "since it's new asphalt, there's no need for any maintenance or attention." This assumption is based on the idea that a freshly laid asphalt surface is inherently durable and requires no immediate care or intervention. However, this is a misleading notion that can lead to significant issues down the line. 

"It's easy to assume that a brand-new asphalt surface requires little attention"

While new asphalt may appear flawless and robust at first glance, it is actually at a critical stage where proactive measures are essential to ensure its longevity and performance. Ignoring the necessary maintenance at this early stage can result in accelerated wear and tear, ultimately leading to costly repairs and a reduced lifespan for the pavement. Therefore, it is crucial to dispel this fallacy and recognize the importance of implementing a comprehensive maintenance plan from the outset.

Given its fresh appearance and seemingly robust nature, it's understandable. However, this assumption can be misleading and is false! Even before the first truck rolls in, that pristine, canvas-ready blacktop is already vulnerable to a variety of environmental factors. In the Garden State, known for its diverse and often harsh climate, the asphalt faces a relentless barrage of challenges. The freeze-thaw cycles, which occur as temperatures fluctuate between freezing and thawing, can cause the asphalt to expand and contract, leading to cracks and structural weaknesses. Additionally, the harsh UV rays during the summer months can penetrate the surface, causing the asphalt binder to oxidize and become brittle, which further accelerates deterioration. Unpredictable weather patterns, including heavy rains and snowstorms, can exacerbate these issues by allowing water to seep into any existing cracks, freeze, and expand, causing further damage. With all these factors at play, the clock is indeed ticking on your asphalt's lifespan, making proactive management essential to preserve its integrity and functionality.  The deterioration cycle of asphalt begins as soon as it's installed and exposed to the elements. (ie: temperature changes, wind, sun, rain, snow, traffic etc)

The Risks of Inaction:

• UV Degradation: 

  New Jersey summers are known for their intense heat and relentless sunshine, which can have a significant impact on asphalt surfaces. The prolonged exposure to the sun's powerful UV rays can cause the asphalt binder, the material that holds the aggregate together, to oxidize over time. This oxidation process gradually weakens the binder, making it lose its flexibility and become brittle. As a result, the asphalt is more susceptible to developing cracks prematurely. These cracks not only compromise the structural integrity of the pavement but also create pathways for water and other elements to penetrate, further accelerating the deterioration process. Therefore, understanding and addressing the effects of New Jersey's harsh summer conditions is crucial for maintaining the longevity and performance of asphalt surfaces.

• Water Damage: 

  Rain and snow, with their persistent and often unpredictable presence, seep into even the smallest of cracks in the asphalt surface. As temperatures drop, the water trapped within these cracks freezes, causing it to expand. This expansion exerts significant pressure on the surrounding asphalt, leading to the widening of existing cracks and the formation of new ones. Over time, this freeze-thaw cycle can severely compromise the structural integrity of the pavement, resulting in more extensive and costly damage. The repeated process not only weakens the surface but also accelerates the deterioration of the entire asphalt area, making it crucial to address these vulnerabilities promptly to prevent further degradation.

• Weed Growth: Even small cracks can provide an entry point for weeds, which can exacerbate damage and create an unsightly appearance.

The Consequences:

• Costly Repairs: Premature pavement failure means unexpected expenses for patching, repairs, or even complete resurfacing.  
• Safety Hazards: Cracks and potholes pose risks to pedestrians, vehicles, and ultimately, your liability.
• Diminished Value: A deteriorated parking lot can negatively impact your property's curb appeal and market value.  

  A new tenant may be hesitant to accept the property or take on the financial responsibility for maintenance if one of their experts on staff assesses the condition of the asphalt and determines that it is already showing signs of significant wear and tear. This expert might conclude that the asphalt is likely to incur substantial maintenance costs in the near future due to its deteriorating state. Such an assessment could lead the tenant to question the long-term viability and financial implications of occupying the property, as they may foresee frequent repairs, resurfacing, or even complete replacement of the asphalt surface. This potential burden could deter them from committing to the lease, as they might prefer a property with a more stable and predictable maintenance outlook, ensuring that their operational costs remain manageable and within budget.

A Proactive Approach for New Jersey Industrial Parks:

Here's how savvy asset managers can protect their asphalt investment from day one:

1. Initial Inspection: 
   When construction is complete, conduct a thorough inspection of the asphalt surface to identify any existing punch-list issues.  

   Don't find yourself in a situation where you inherit a property burdened with the need for corrective maintenance due to substandard paving or inadequate drainage systems. Such issues can lead to a cascade of problems, including water pooling, accelerated wear and tear, and even structural damage, all of which can significantly increase your maintenance costs and reduce the overall value of your investment. By ensuring that the initial construction meets high-quality standards, you can avoid these pitfalls and ensure a smoother, more cost-effective management of your property in the long run.

   
2. Early Sealcoating: 

   Apply a high-quality pavement sealer within the first year to protect the asphalt from UV rays, oxidation, and water damage. The ideal time for this application is when the property is vacant, allowing for two full coats to be applied and properly cured. Many sealcoating efforts on industrial properties fail because the sealer isn't given 24 hours to cure and is driven on too soon, leading to premature wear. With the property empty, the sealer can be applied in full coats 24 hours apart, ensuring maximum durability. Additionally, a heavy-duty squeegee application can be used, resulting in a pavement sealer that lasts over five years.

   
3. Paver Seams & Crack Filling: 

   Paver seams in asphalt are problematic for industrial and logistics properties. These seams are the weakest points in the entire asphalt surface. Similar to carpet seams or joints, they are unavoidable in the industry. The challenge with paver seams, particularly when paving in cooler temperatures, is that each pass may not bond properly, creating a weak point in the wearing course of asphalt. As these seams open, they allow water to seep in, leading to spiderweb cracks that spread from the joints. The longer your industrial park's asphalt surfaces remain unused, the more the asphalt oxidizes, causing the seams to separate and form cracks. Once a crack opens, water can infiltrate, resulting in further spiderwebbing from the joints. Even minor cracks should be promptly sealed with a flexible sealant to prevent water penetration.

   
4. Joint Sealing At The Asphalt & Concrete For Jack Stands / Landing Gear: 

    

   This joint, if not properly sealed, will allow water to seep between the asphalt and concrete surfaces, leading to the formation of cracks. This is particularly concerning in landing gear areas, which are subjected to extremely heavy traffic, sometimes exceeding 80,000 pounds. The immense weight and pressure from such traffic can exacerbate any existing weaknesses. If there are voids or gaps beneath the asphalt or concrete due to water infiltration, these areas become even more susceptible to cracking. Over time, the repeated stress from heavy loads combined with the presence of water can significantly compromise the structural integrity of the pavement, resulting in extensive damage that requires costly repairs. Therefore, ensuring that these joints are meticulously sealed is crucial to prevent water ingress and maintain the durability and longevity of the surface.

   
5. Drainage Maintenance: 

   Ensure the catch basins and drains are functioning properly to direct water away from the asphalt surface. This prevents water from pooling, which can lead to a host of issues such as accelerated wear, the formation of cracks, and potential structural damage. Regularly inspect and maintain these drainage systems to ensure they remain clear of debris and function optimally, thereby safeguarding the integrity and longevity of the asphalt.

   
   
6. Retention / Detention Ponds: 

   Inspect retention and detention ponds, as well as storm water recharge areas, with meticulous attention to detail. It is essential to ensure that the rip rap stone and sand base are thoroughly clean and devoid of any vegetative debris, such as leaves, twigs, or other organic matter. This cleanliness is crucial because any obstruction can impede the system's ability to function effectively. A clean and well-maintained base allows the system to properly filter and recharge storm-water into the ground, ensuring that water is efficiently absorbed and managed. This process not only helps in maintaining the structural integrity of the surrounding infrastructure but also plays a vital role in preventing potential flooding and erosion issues. Regular inspections and maintenance of these areas are key to sustaining their functionality and effectiveness in managing storm-water runoff.

   
7. Winter Protection: Implement a snow removal plan that minimizes damage from plowing and de-icing chemicals.

The Expert Advantage:

By taking a proactive approach to asphalt maintenance, New Jersey industrial property owners can:

• Extend Pavement Lifespan: Prevent premature deterioration and maximize the return on your investment.
• Enhance Safety: Create a safe environment for tenants, employees, and visitors.
• Maintain Property Value: Preserve the aesthetic appeal and market value of your industrial park.

Develop A Preventative Maintenance Plan:

Develop a comprehensive preventive maintenance plan that encompasses regular inspections of the asphalt surface at least two to three times annually. These inspections are crucial for closely monitoring any signs of deterioration, such as cracks, paver seams, or other potential vulnerabilities that may begin to unravel over time. By identifying these issues early, the maintenance plan can include targeted interventions to seal any emerging cracks or seams, thereby preventing further damage and extending the lifespan of the asphalt. This proactive approach not only helps maintain the structural integrity and appearance of the pavement but also ensures that the property remains safe and functional for all users. Additionally, the plan should outline specific maintenance strategies tailored to the unique environmental conditions and usage patterns of the property, ensuring that all potential risks are addressed promptly and effectively.

How Can We Help You?

Ready to take the next step in protecting your industrial park's asphalt investment?

Our expert team can provide tailored solutions to address your specific needs. From routine maintenance to comprehensive rehabilitation, we're committed to ensuring your parking lots remain safe, functional, and visually appealing.

We pride ourselves on being approachable and responsive, ensuring you feel comfortable and confident in managing your property. Let us partner with you to protect and enhance your investment, making the process effective and enjoyable.

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