FAQs

Asphalt pavement maintenance starts with repairs due to failed asphalt pavement. The repair strategy, if deferred, can be as significant as resurfacing or a complete replacement. Failures can occur due to water infiltrating through the cracks into the subsurface (gravel and clay layers) and from abuse or misuse where the designed thickness cannot support the weight of traffic.
Asphalt typically requires patching in the early life of the pavement, leading to saw cutting, excavation (or milling) to remove the damaged pavement, and replacement with new pavement. This type of repair is visibly noticeable when cracks develop in the pavement beyond the areas of the joints—not to be confused with crack sealing—in rapid proximity to each other forming a pattern of failure. This is called fatigue cracking or “alligator cracking” based on the pattern the cracking forms.

Freezing and thawing are the biggest problems when it comes to asphalt. When temperatures fall below freezing, asphalt will harden and become more brittle. When it becomes warm, the asphalt becomes more flexible. This is when ice, snow, and water drain into your pavement through cracks. 

When the temperatures drop again, the water in the pavement freezes and puts pressure on the asphalt, causing it to expand, crack, and possibly create potholes. This continuous freezing and thawing cycle causes the most issues for asphalt surfaces.

Cracks and potholes can be fixed if the underlying asphalt is in good condition. There are different processes that can be used to fix these problems. Infrared repair or mill patching can be used to repair cracks or potholes. To repair the damaged area, it will first be cleaned, then we will apply a liquid asphalt glue or tack coat. A new asphalt mix is then applied to the damaged area. We will have our machines roll over the area to provide a smooth, compact surface, with the edges blended to make the area level with the rest of the asphalt. 

Patching is a more affordable service compared to reconstruction, so don’t ignore cracks and potholes. Small patching jobs don’t take long and are essential to maintaining your asphalt. If you own a parking lot, don’t ignore the potholes, as they can cause damage to cars.

Crack Sealing and Sealcoating your asphalt in the summer and fall can help extend the life of your pavement and help protect the asphalt during the freeze-thaw cycles.

Pavement often experiences significant cracking, but replacing the entire parking lot isn’t necessarily required. In these cases, resurfacing—also known as an overlay—is a long-term, cost-effective solution to correcting the damage. 

It’s not uncommon to perform partial removal/replacement of the most heavily damaged areas while preserving the remainder of the pavement as-is. Attention to detail is critical to maintaining drainage, and milling (asphalt grinding) is often performed to ensure all fixed elevations and match points between adjacent concrete/asphalt are preserved while allowing water to flow either off the pavement or into the storm sewer system.

When an entire parking lot replacement isn’t necessary, it’s important to consider why the parking lot failed to begin with. When an asphalt pavement is completely replaced, you’re probably looking at a failed subsurface base that requires excavation of the aggregates and possibly sections of the clay soil. 

Typically, a lack of prior maintenance has allowed moisture and water to settle into the soils saturating the base and causing additional weaknesses. This is an expensive maintenance strategy we try to avoid through more proactive strategies.

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