Want to preserve one of your biggest investments on your commercial property?
If you’re like most commercial property owners, your pavement is probably the last thing you think about… Until you start seeing cracks sprouting up throughout your parking lot. Then it becomes a problem.
What most property owners fail to realize is that neglected pavement could be costing them money.
Let’s take a look at a few facts.
Failure to properly maintain pavement can cost property managers 10x more money down the road when it comes time for rehabilitation versus routine maintenance.
Cracked and uneven pavement isn’t just an eyesore. It also poses liability issues. One slip-and-fall accident could cost you far more than you would have ever spent on maintenance had you just done it as needed.
Pavement maintenance is simple and affordable when you work with a qualified paving contractor. Regular maintenance can also extend the lifespan of your asphalt paving by years.
Here’s what you’re going to learn:
- Why Pavement Maintenance is Important
- Costs Associated with Neglected Pavement
- Effective Maintenance Strategies
- Scheduling Preventive Maintenance
Why Pavement Maintenance is Important For Commercial Properties
Did you know that commercial pavement is beaten down every day?
Delivery trucks. Constant traffic. Harsh weather conditions. Ultra-violet rays from the sun. These are just some of the things that can break down asphalt with time. When pavement is not cared for properly, it’ll start to lose its original appearance. What was once a nice smooth black surface will turn into a cracked and faded mess.
In most cases, pavement deterioration happens much quicker than property owners think.
You may have noticed small cracks in your parking lot during the springtime. By fall, you could be facing major pavement problems. Asphalt expands and contracts with temperature changes. Rainwater will find any small opening and seep below the surface. Oil drips from cars and trucks will eat away at your pavement.
But what most people don’t realize is that pavement degeneration doesn’t happen in a steady pattern. It actually accelerates as more damage occurs.
One small crack can turn into a large pothole in just a few months. That pothole could turn into a base failure within the year.
This is where regular maintenance by a reputable paving contractor comes in. Contractors like Asphalt Coatings Company that provides Colorado Springs asphalt services know that pavement needs can vary from property to property depending on the climate you’re in.
Routine maintenance can help commercial property owners in three different ways:
- It extends the life of your pavement by several years
- Preventative maintenance costs you less money in the long run
- Well maintained pavement adds to the value of your property
Maintenance Services Save You Money In The Long Run
You may be thinking that skipping pavement maintenance is one way you can save your hard earned money.
It’s not.
The Asphalt Institute found that pavement rehabilitation is 10x more expensive than pavement maintenance. In other words, if you think you’re saving $5,000 by skipping maintenance this year you could be setting yourself up to spend $50,000 in the future.
Did you know that full-depth repairs can cost anywhere from $4-$10 per square foot? Compare that to simple pavement resurfacing which costs between $1 and $3 per square foot. Ouch!
And we’re not even done yet…
Let’s say that you ignore cracks and potholes in your parking lot. Eventually you’re going to have an accident where someone gets hurt. Slip-and-fall accidents can cost thousands of dollars. If your property is found liable you could be looking at some serious legal fees and sky-rocketing insurance premiums.
Paving companies have known about this trend for years. Property owners that routinely maintain their pavement spend significantly less money than those that wait for a problem to occur.
Here are a few maintenance strategies that work.
#1 Crack Sealing
Crack sealing should be the number one priority when it comes to maintaining your pavement.
As we mentioned before, water is pavement’s biggest enemy. When water seeps into cracks and freezes, it expands and works its way underneath your pavement. Crack sealing helps to prevent moisture from entering into these small cracks and divots.
It’s best to have your cracks sealed as soon as they are noticed. The longer you wait, the more damage that will occur underneath the surface.
#2 Sealcoating
Seal coating is like sunscreen for your pavement.
Over time, UV rays will cause your pavement to oxidize which leads to cracks and breakdown. A quality sealcoat not only protects your pavement from the sun and oil drips but also restores that fresh black look.
Studies have shown that preventative maintenance saves you $4-$10 for every dollar you spend on maintaining your pavement throughout its life. Sealcoating is one of the best ways to save you money down the road.
It’s recommended that sealcoating be applied within the first year of your pavement being laid and then every 2-3 years after that.
#3 Pothole Repair
Not only are potholes unsightly, but they’re also dangerous.
Small potholes can expand in a matter of weeks. If you fail to care for them, you’ll soon be looking at base failures which means you’ll have to pay for your pavement to be completely reconstructed. Routine pothole patching will help prevent further damage and save you money.
Another thing to keep in mind when it comes to maintaining your asphalt is drainage.
Ponds can destroy your pavement in a matter of years. Performing regular checks on your drainage system and correcting any issue will save you from potential headaches down the road.
When standing water accumulates on your pavement, it’ll find its way into every crack and crevice. Once that water hits the bottom layer of your pavement, it’ll start to erode and weaken your base. Before you know it, your pavement will start to break away from underneath.
Finding Your Maintenance Sweet Spot
How often you should maintain your pavement will vary from property to property.
The amount of traffic your pavement sees, climate you’re in, age of your pavement and how well it’s been taken care of in the past are just some of the things to consider when creating a maintenance schedule. There’s no cookie cutter schedule that’ll work for everyone.
That being said, here are some maintenance guidelines that most professionals agree with:
- Conduct visual pavement inspections monthly
- Seal cracks as needed (usually once a year)
- Reapply sealcoat every 2-3 years
- Have your pavement professionally inspected every 1-2 years
Your best bet is to have a professional paving contractor come out and assess the condition of your pavement. From there, they can create a custom maintenance plan designed to meet your properties specific needs.
Maintenance Tip: Be sure to keep records of all maintenance that’s performed. Not only will this help you keep track of your pavement condition, but it’ll make it easier to budget for future maintenance.
Final Thoughts
Don’t forget that the pavement on your commercial property is an investment.
Just like with any investment, it’s important to continue maintaining it to ensure you get a decent return. Neglected pavement can cost you 10x more down the road, so why not take the time to maintain it now and save yourself some headaches.
Here’s your quick recap:
- Moisture and UV damage can accelerate the deterioration of your pavement
- Crack sealing and sealcoating are your best forms of protection
- You’ll save yourself money by spending money on preventative maintenance
- Hire a professional to inspect your pavement and create a maintenance schedule
- By maintaining your pavement you can avoid major headaches in the future
The smart pavement owners in today’s market don’t wait for pavement problems to pop up. They work with local paving contractors to ensure their pavement is well taken care of year after year.
You have two choices. Spend a little money now on maintenance or spend a lot of money later on replacement.
Choose wisely.
Which one will you do?
