A Scenario Property Managers Often Find Themselves In
Facing a budget dilemma in October, with only $5,000 allocated for parking lot repairs, the situation seems dire. The parking lot inspection report you just received reveals a laundry list of recommendations: 4,800 linear feet of cracks and 500 sq ft of alligatored areas in three different locations, requiring asphalt repair that would cost $10,000.
Given the limited budget, a choice must be made. The solution lies in prioritizing and making the most of the available resources. The logic behind this decision is simple: the alligatored areas are already damaged, while the unchecked cracks may worsen over the winter, potentially leading to more extensive damage. It's a matter of triage, salvaging what can be salvaged, and maximizing the return on investment.
In this scenario, crack sealing takes precedence over asphalt repairs. By sealing the cracks, the risk of further deterioration is minimized, ensuring the longevity and safety of the parking lot. The alligatored areas, though unsightly, can be temporarily addressed with an application of "Gator Pave" to hold them over until spring when a more permanent fix can be implemented.
Remember, maintaining your parking lot is crucial for both safety and aesthetic appeal. By addressing issues promptly, you can prevent extensive damage and costly repairs in the long run. Understanding the differences between asphalt repair and crack sealing allows you to make an informed decision based on your specific needs and budget constraints.
The picture above shows an example of a small alligatored section of asphalt.
If you are concerned with the alligator cracks getting worse over the winter you have 2 options:
- You can squeegee "Gator Pave" into the cracks to hold them over for the winter. It's just a temporary fix that will get you through the winter until the Spring comes and you can saw-cut and remove the damaged area and replace it with new hot mix asphalt. Gator pave can be purchased from suppliers such as
Crack Sealing Approach:
- Seal the 4,800 lineal feet of cracks in the parking lot
- Seal the larger cracks inside the network of alligator cracks
- Focus on crack sealing all the cracks within any "small" alligatored areas (Notice in the pictures above how the alligatored cracks that were starting to form off the random cracks are all thoroughly sealed)
- Pay close attention to sealing any cracks that surround catch basins to prevent water from entering from behind the block in the catch basin which leads to block "blow out" and collapses.
- Budget the $5,000.00 asphalt repairs for the Spring.
- Have Maintenance Crew apply Gator Pave (If applicable)
Understanding the importance of parking lot maintenance
Maintaining your parking lot is crucial for the safety and appeal of your commercial property. A well-maintained parking lot not only enhances the overall appearance of your property but also ensures a smooth and safe experience for your customers.
Regular maintenance helps to prevent further damage and costly repairs in the long run. By addressing issues promptly, you can avoid more extensive damage that could lead to the formation of alligator areas, which are unsightly and pose risks to pedestrians and vehicles.
Exploring the differences between asphalt repair and crack sealing
When it comes to parking lot maintenance, two common approaches are asphalt repair and crack sealing. Understanding the differences between these two methods can help you make an informed decision for your specific needs.
Asphalt repair involves fixing specific areas of damage in your parking lot, such as potholes or deteriorated patches. This process typically requires removing the damaged asphalt and replacing it with new material. On the other hand, crack sealing focuses on filling and sealing the cracks in your parking lot's surface to prevent water infiltration and further deterioration.
While both methods aim to extend the lifespan of your parking lot, they target different types of issues and require varying levels of investment.
Benefits of asphalt repair for parking lot maintenance
Opting for asphalt repair offers several benefits for your parking lot maintenance:
1. Enhanced safety: By repairing damaged areas promptly, you reduce the risk of accidents and injuries caused by potholes or uneven surfaces.
2. Improved aesthetics: Asphalt repair restores the smooth and neat appearance of your parking lot, giving a positive impression to visitors and potential customers.
3. Long-term cost savings: Addressing small repairs early on prevents them from turning into larger, more expensive issues in the future.
4. Extended lifespan: Regular asphalt repair can significantly extend the lifespan of your parking lot, saving you money on premature replacements.
Advantages of crack sealing in parking lot maintenance
Crack sealing also offers several advantages for maintaining your parking lot:
1. Prevents water damage: Cracks in the asphalt allow water to infiltrate, leading to further deterioration. Crack sealing effectively seals the cracks, preventing water damage and extending the lifespan of your parking lot.
2. Cost-effective solution: Compared to asphalt repair, crack sealing is a more affordable option, making it ideal for situations where budgets are limited.
3. Minimizes alligator areas: By sealing the cracks, you prevent them from expanding and forming alligator areas, which are costly to repair and can be hazardous for vehicles and pedestrians.
4. Quick and efficient: Crack sealing is a relatively fast process, allowing you to minimize disruptions to your business operations.
CONCLUSION:
Making the right choice for your parking lot maintenance needs
When deciding between asphalt repair and crack sealing for your parking lot maintenance, consider the following factors:
1. Budget: If your budget is limited and you have numerous cracks in your parking lot, prioritizing crack sealing can help prevent further damage and keep costs manageable.
2. Extent of damage: Assess the overall condition of your parking lot. If there are only a few localized areas in need of repair, asphalt repair might be a more suitable option.
3. Long-term goals: Consider your long-term goals for your property. If you aim to maximize the lifespan of your parking lot and minimize future repairs, investing in regular asphalt repair can be a wise choice.
Ultimately, consulting with a professional asphalt contractor can help you determine the most appropriate solution for your specific parking lot maintenance needs.
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