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Pavement Maintenance Budgeting for Leavenworth KS Property Managers

For property managers, pavement asset management can be a challenge, especially when it comes to pavement maintenance budgeting. How much do you need to spend on maintaining your parking lot? When it it time to get maintenance? What kind of things does asphalt maintenance include, anyway?

The answer is to get a relationship with the most reputable local asphalt paving company in your area. In Leavenworth KS, All Pro Asphalt & Maintenance is the trusted pavement maintenance company, and we’re eager to help local property managers keep their parking lots and walkways safe and beautiful.

Asphalt Maintenance Tips for Budgeting

First, understand your goals.

It’s important to understand what you’re looking to get out of your pavement maintenance services, as situations call for different approaches, such as:

  • Decide whether you want to improve your property with new paved areas or just keep up your current pavement.
  • If you’re starting with aging pavement, you may need repairs like crack filling and asphalt resurfacing first.
  • Newer pavement needs maintenance that focuses on preserving and protecting asphalt.
  • All kinds of maintenance involve extending the life of your pavement.

Pavement inspections are key.

In order to keep up with the needs of your pavement, it’s important to look closely at it, performing your own visual inspections at least once a year. You should also get a professional opinion by scheduling regular pavement inspections from your local paving contractor, as they can spot potential problems before they develop.

Understand the cost factors of asphalt maintenance.

There are many things that can affect the cost of asphalt services, such as:

  • The size (square footage) of your pavement
  • The type of use your pavement is being put to
  • The weight of the vehicles using the pavement
  • The last time your pavement had repairs or sealcoating done
  • Any existing issues such as potholes or cracking

Know that asphalt maintenance is an investment.

The initial sticker shock for pavement work can be a little scary, but it’s important to remember that, just like with a vehicle, getting things fixed earlier means you spend less money. Temporary fixes can just cover up a problem, which will grow and become worse over time, leading to expensive full depth asphalt replacement.

All Pro Asphalt & Maintenance, Leavenworth KS Pavement Maintenance Experts

The best way to keep your pavement asset management costs down is with regular maintenance, and the best way to do that is with the help of the best asphalt paving company in your local area.

When it’s time for sealcoating, sweeping, or any other type of maintenance, contact All Pro Asphalt & Maintenance!

In Blue Springs MO: When is pavement too old for an overlay?

If your pavement is too damaged for simple asphalt repair services like sealcoating or crack filling, the asphalt overlay services can give your pavement new life. Sometimes, sadly your asphalt is too old for an overlay to be effective, either. Your local paving company can help you find the right repair services to bring your pavement back to full function.

In Blue Springs MO, All Pro Asphalt & Maintenance is the trusted paving service that can tackle even the worst pavement damage, repairing it with state of the art repair techniques including asphalt overlay.

How does asphalt overlay work?

First, it’s important to understand what overlay is and what it is not. To perform an asphalt overlay, paving professionals lay new asphalt over existing pavement. That’s it. Minor repairs like crack filling are usually performed beforehand, and sometimes a petromat is put down to protect existing pavement, but damaged pavement isn’t removed. An asphalt overlay service isn’t the same as asphalt replacement, which is an important distinction to make.

When is pavement to old for an overlay?

Most asphalt pavement lasts between 10 and 20 years, spending on the amount of traffic it gets, how well it’s maintained and installed, as well as other factors. Therefore, asphalt over 20 years old is automatically too old for an overlay, but overlays can also be ineffective on younger pavement that has issues with the base layer or has been repeatedly repaired.

What happens when an overlay won’t work?

If an overlay won’t be enough to permanently repair your asphalt pavement, options include asphalt patching, if the damaged area is small, or full pavement removal and replacement if the issues are deeper.

All Pro Asphalt & Maintenance, Blue Springs MO’s Best Pavement Repair Contractors

At All Pro Asphalt & Maintenance, we care about our local property owners, and we are proud to improve pavement using whatever method will work best, whether that’s an asphalt overlay, a sealcoating, or full depth pavement replacement.

Need to breathe new life into your asphalt pavement? Call All Pro Asphalt & Maintenance to get a pavement inspection and see whether asphalt overlay is right for you!

Parking Lot Maintenance | How To Remove Oil Stains

Oil stains may be a nuisance and visually distracting, but if you do not attend to them, they can have devastating consequences that may lead to major asphalt pavement repairs. Motor oil, transmission fluid, gasoline, hydraulic fluid, diesel fuel, grease and any other product containing petroleum or petroleum byproducts will eat away at the binder holding your pavement together. Caustic chemicals can create similar problems, so oils and chemicals should be removed as soon as they appear on the surface of your asphalt parking lot or driveway. Oil stains left unattended can also become a liability if someone slips and falls. Asphalt companies recommend that you cordon off the area and/or cover the oil stain with an orange traffic cone until the spill can be removed.

Parking Lot Maintenance | How To Remove Oil Stains

How Do I Remove Fresh Oil Stains From My Asphalt Pavement?

Any fresh oil that appears on the surface of your asphalt pavement should be immediately removed with dry, clean rags. Remove as much oil as possible, using multiple rags if needed. Try not to spread the oil over a larger area.

Dispose of the oily rags properly. Do not pile the rags together or throw them in the trash; improperly contained oily rags can spontaneously combust. Place the oily rags in an empty metal container filled with water. Immerse the rags completely in the water and seal the metal container with an airtight metal lid. Dispose of the container by taking it to a disposal facility.

After removing as much oil as possible with the rags, lay down a layer of absorbent material. Non-clumping kitty litter can be used, but there are many types of industrial products manufactured specifically for this purpose. Spread the material around with a broom to make sure it gets as deep as possible into the asphalt. Let the material absorb as much of the remaining oil as possible from the asphalt’s surface and pores before sweeping it up the next morning and properly disposing of it.

Rinse the area thoroughly, preferably with hot water. You can use a pressure sprayer, but you will want to set the pressure low enough to not cause damage to the asphalt pavement.

Apply an industrial-quality degreaser or product designed specifically for removing oil from asphalt. Some household products, including liquid dish soap, can be used on small oil stains. Do not use a solvent-based product on your asphalt. Follow the manufacturer’s recommended procedures if you choose an industrial product. If you are using dish soap, you can apply it straight from the bottle or dilute it.

Scrub the stain with a stiff brush, but do not use a wire brush or wheel on your asphalt pavement. Wire implements can damage your pavement.

Rinse the area well and examine it closely to make sure that the pavement shows no signs of damage. If the pavement is not damaged, you can repeat the scrubbing procedure as many times as it takes for you to remove the stain.

What If I Find Pavement Damage While Cleaning Oil Stains on My Asphalt?

Damage is often found on pavements with oil stains that have remained untreated for months or years. If you notice any damage to the asphalt during the cleaning process. you should stop immediately and contact an asphalt maintenance contractor to assess the condition of the pavement. The asphalt may have to be removed and replaced with new asphalt if the damage is severe.

Can I Have Sealcoating Applied Over Oil Stains?

No reputable sealcoating contractor would attempt to apply a sealant over untreated oil stains. Sealants have to establish a strong bond with the asphalt pavement if they are to protect it, and automotive fluids will prevent the formation of that bond. Furthermore, your sealcoating contractor may have to apply a primer before applying the sealant.

Why Should I Trust My Asphalt Maintenance to All Pro Asphalt?

All Pro Asphalt is a paving contractor and our goal is to provide you with exceptional results by using the best products and the latest methods. We provide residential and commercial customers in the greater Kansas City area with a variety of paving services, including asphalt sealcoating, asphalt repairs, pavement striping, asphalt paving, concrete installation and concrete repairs. We have built an exemplary reputation through superior customer service and outstanding craftsmanship. To request a free quote, give us a call at 816-249-6800 or fill out the online form.

What Could Be Damaging Your Asphalt? | Kansas City, MO

Asphalt pavement has been used in America for well over a century. It has become the leading choice for many pavement applications. Its reliability has increased over the decades through innovations in the production of the asphalt material and in application techniques for pavement surfaces. Today, a paving contractor can construct an asphalt pavement that can last for 20 years or more. However, even the best-constructed asphalt pavement will need to be properly maintained throughout its life to maximize its longevity and minimize needed repairs. Fortunately, if you pay attention to your pavement, you can find clues that can tell you what is damaging it.

What Could Be Damaging Your Asphalt? | Kansas City, MO

Why Is My Asphalt Turning Gray?

As quickly as asphalt is laid, the process of oxidation will begin. The effects of oxygen, coupled with exposure to ultraviolet radiation, will gradually turn the surface a gray color. In addition, oxidation and UV rays will stiffen the pavement and make it brittle and dry. This is a natural process that must be kept in check by periodic applications of an asphalt sealcoating material. Seal coating should begin after the new asphalt pavement has cured or hardened sufficiently. Asphalt sealcoating, performed by a professional asphalt paving contractor, is an important preventive maintenance measure that should be done every couple of years.

Seal coating restores faded asphalt to a dark color, blocks UV rays, helps protect against oil stains, and enhances the pavement’s waterproofing qualities. The asphalt pavement should be properly prepared by repairing any damage to the pavement or its foundation. It is especially important that all asphalt crack sealing is performed before the application of the sealant. Maintaining the surface of your asphalt pavement can minimize damage and prevent the need for major repairs.

Why Is My Asphalt Crumbling, Cracking or Sagging?

Besides losing its flexibility and resilience over time through oxidation and exposure to sunlight, other factors could be damaging your asphalt pavement.

1. Petroleum-based vehicle fluids will damage the surface of the asphalt and eventually erode the internal structure down to its base. Motor oil, power steering fluid, gasoline, brake fluid and similar products should be removed as quickly as possible to prevent damage. Solvents, deicers and other corrosive chemicals should also be removed quickly.
2. Your asphalt pavement was constructed to adequately support an anticipated load requirement. Exceeding the traffic or weight limitations of the asphalt pavement can cause damage to both the surface and internal structure of the pavement.
3. Asphalt must remain waterproof to protect it from damage. Proper drainage must be maintained, so drains should be kept unobstructed. Areas that retain water should be investigated to determine the cause and repaired promptly.
4. The surface should be kept clean and free of trash and vegetation. Trash and dead vegetation can trap moisture and damage the asphalt as it decomposes. Live vegetation should be carefully removed from the asphalt surface and any damage repaired immediately.

If you need a reliable, experienced asphalt contractor to help you prolong the life of your asphalt pavement, contact All Pro Asphalt. We offer a variety of asphalt maintenance services, including sealcoating, asphalt crack sealing and filling, parking lot striping and pavement markings, asphalt paving and concrete work. We use high-quality products and the latest techniques to ensure that you will be completely satisfied with our craftsmanship. If you are interested in receiving a free quote, just call us at 816-249-6800 or submit our online request form.

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How to Make Asphalt Maintenance a Proactive Strategy

Numerous studies have proven that proactive maintenance saves money and extends the life of the item receiving the maintenance. This is true for a wide variety of items, including industrial equipment, heating and cooling systems, roofs, vehicles and lawn mowers. It is also true for asphalt pavement. If you are proactive about your parking lot maintenance, your pavement can often last longer than its expected life. However, neglected asphalt pavements often require a total replacement before reaching the midpoint of their life expectancy. If you are wondering how to establish a proactive maintenance plan for your asphalt pavement, the following tips may help.

How to Make Asphalt Maintenance a Proactive Strategy

What Is the Process for Creating a Proactive Maintenance Plan for Asphalt Pavement?

Creating a preventive maintenance plan for your pavement does not need to be a time-consuming, expensive or difficult task. Although you may need to invest a little of your time, it will be far less time than you will spend responding to complaints from those using your parking lot or soliciting bids for a new pavement. Maintenance is also less expensive than major asphalt repairs or a total reconstruction. If you want to be proactive about your pavement maintenance, here are five critical steps.

1. Never guess at the condition of your pavement. Take a walking tour of your asphalt pavement to ascertain its condition for yourself. You should make this inspection in the spring so that you can evaluate whether your pavement suffered any damage over the winter that needs to be repaired before summer arrives. You should conduct another inspection every autumn so that you can have any issues corrected before winter weather has an opportunity to make them worse.
2. Select a reputable asphalt paving company with extensive experience in repairing and maintaining pavement equivalent to your own. Some contractors only have experience with residential driveways, but if you have a large parking lot, they may not have the right equipment or skills. The reverse can also be true. You need to find a contractor you can trust — one who is honest, dependable and knowledgeable. A credible paving contractor can help you establish the proper schedule for work and prioritize the most urgent problems.
3. Breaks in the surface of asphalt pavement can allow water to infiltrate. Your pavement is supported by a foundation, and the integrity of this foundation is a critical element of a long life for your pavement. Water can erode and destabilize the foundation, but it can cause even more damage if it freezes while it is trapped beneath the pavement. Therefore, all potholes and any cracks wider than approximately a quarter of an inch should receive immediate repairs. If your budget does not allow you to repair all damage at once, prioritize those that are in the areas receiving the most traffic.
4. Have your contractor apply asphalt sealcoating before your new pavement reaches its first anniversary. You should also have fresh sealants applied as recommended by your contractor. The average parking lot needs new sealcoating every two years, but you may need it less frequently or more often. Sealants improve the appearance of asphalt pavement, but they are more important for protecting the pavement from petrochemicals, ultraviolet radiation and deicing agents.
5. When preparing a long-term budget, you should allocate funds to have an asphalt overlay installed every 12 to 15 years. This procedure is also known as asphalt resurfacing. It is far more economical than having your pavement reconstructed, but the results will be virtually the same. However, overlays are often not possible if the pavement has not received proactive maintenance; the foundation must be in relatively good condition to make resurfacing cost-effective.

All Pro Asphalt offers a complete range of asphalt maintenance services, including sealcoating, asphalt repairs, infrared asphalt restoration, parking lot striping, asphalt overlays, crack repairs and asphalt paving. We also install, repair and maintain concrete. Customers throughout the greater Kansas City area know that they can count on us to use high-quality products and the latest technologies to deliver exceptional results at reasonable prices. We offer free quotes, so request yours today by submitting the online form or calling 816-249-6800.

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When Is the Asphalt Sealcoating Season? | Kansas City, MO

Professionally applied sealcoating is an extremely effective way to prolong the life of your asphalt pavement. Seal coat serves as a sunscreen to block the ultraviolet radiation that turns asphalt dry, brittle and faded. Sealants also protect the pavement from automotive fluids that break down the binder in the asphalt, causing soft spots that cannot support the weight of traffic. Furthermore, sealants help protect asphalt pavement against water penetration, deicing chemicals and tire damage, and they also rejuvenate the asphalt’s color. Unfortunately, sealants cannot be applied year-round in the Kansas City area.

When Is the Asphalt Sealcoating Season? | Kansas City, MO

Is There an Official Sealcoat Season?

Every asphalt company would welcome the ability to have opening and closing dates for seal coating seasons carved in stone. Unfortunately, nature pays little attention to the calendar, so contractors can only use a pencil to record tentative dates for the season. The sealcoat season could begin or end earlier or later, but the typical season in Kansas City starts in late March and ends around the first of October. Your sealcoating contractor may be able to perform a successful application at other times, but he will need suitable weather conditions.

1. The pavement must be dry, so the sealant cannot be applied if there are still patches of snow or ice. If it has rained recently, the water must have drained or evaporated completely. Furthermore, the weather forecast should not include a significant possibility of rain for at least 12 hours following the completion of the work.
2. The temperature needs to be a minimum of 50 degrees Fahrenheit when work begins, and it cannot fall below that point overnight. At temperatures below 50 degrees, the particles of asphalt in the sealant will not soften sufficiently to create a continuous film. This makes the sealant appear gray in color, but it also affects the longevity of the work.
3. Humidity is another factor that contractors must consider. Since sealants contain water, they dry through evaporation. As you may already know, if the air is already saturated with moisture, the rate of evaporation is slowed significantly. Humidity can be even more critical in cool weather or on days with little wind.
4. Sealcoating contractors must exercise additional caution when temperatures are above 85 degrees Fahrenheit. The hotter it is, the faster the sealant will dry. Although this might sound like a good thing, high temperatures can prevent the particles from fusing and creating a continuous film.
5. Sealants need to be exposed to three or four hours of direct sunlight to dry quickly and cure properly. Applying seal coat on a heavily overcast day is not recommended. This is also the reason that contractors do not want to apply sealants at night.

All Pro Asphalt is an asphalt contractor and we understand the various factors that can impact the success of an asphalt sealcoating job. Since our goal is to provide long-lasting, high-quality work that delivers true value to our customers, we make sure that conditions are suitable for your asphalt sealing project. Whether you need fresh sealant, parking lot striping, crack repairs, asphalt repair or concrete work, you can count on us for exceptional results at affordable prices. We offer free quotes, so call us at 816-249-6800 or complete the online request form to request yours today.

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Asphalt Maintenance Budget Tips | Property Management

Many property managers state that the task that creates the most stress for them is the creation of an accurate, reasonable budget. Some categories are easier than others when it comes to deciding how much money will be needed. For example, they usually have a good idea of what salaries, office supplies and utilities will cost, but they have trouble deciding how much to budget for the asphalt maintenance for their parking lot. If you are struggling to create a budget for taking care of your asphalt pavement, these tips may help.

Asphalt Maintenance Budget Tips | Property Management

What Is Involved in Creating a Budget for Asphalt Repair and Maintenance?

Property managers usually have three items on their list of what they want to accomplish when it comes to their asphalt pavements.

1. Obtain the longest life possible from the pavement.
2. Maintain its aesthetic appeal.
3. Ensure the safety of those who drive, park or walk on the pavement.

Before you can create a budget for your pavement needs, you must first determine its current condition. Every year, take a walking tour of your pavement and note your answers to a few questions.

• Is the pavement still a deep black color, or has it faded to an ugly brown or gray? Faded asphalt pavement can be restored with sealcoating, which will also help extend the life of the pavement by protecting it from water penetration, UV rays and automotive fluids. The interval at which you will need asphalt sealcoating depends on the use your pavement receives. However, most parking lots need to be sealed every two to three years.
• Are there any cracks that are wider than about a quarter-inch? Open cracks allow water to leak beneath the pavement and damage the foundation. Foundation damage leads to potholes and alligator cracking. It is advisable to have cracks repaired in the spring and again in the fall, but if you have to limit yourself to annual repairs, you should choose the fall.
• Did you find any potholes? Potholes will only grow deeper and wider if they are not repaired. It is far more cost-effective to repair a small pothole than it is to wait for it to expand. Furthermore, the longer you wait, the greater the chances are that water entering through the pothole will wreck the foundation. Like cracks, potholes can be repaired every six months, but spring is usually the best time for annual asphalt repair. For an attractive, durable remedy, look for an asphalt contractor who can make an infrared asphalt repair.
• Are the lines defining parking stalls crisp and highly visible? What about the crosswalks, traffic arrows and other pavement markings? Depending on traffic, the type of paint and other factors, you may need to have your parking lot repainted every two years. However, some properties need fresh paint every year, while others can go three or four years between striping and marking.
• Is your parking lot just a total mess and showing its age? By the time your pavement is 10 to 15 years old, it may need some serious rejuvenation. Paving companies can install an overlay if the foundation is still stable. Overlays are much less expensive than reconstructions, but an overlay looks and functions virtually the same as a new pavement.

All Pro Asphalt is an asphalt maintenance company and we can help you create a custom plan to ensure that your pavement receives the maintenance it needs for a long life. We are known for our outstanding workmanship, reasonable prices and superior customer service. Our services include parking lot striping and pavement marking, asphalt sealcoating, asphalt crack repair, infrared asphalt repairs, asphalt patching and asphalt paving. We also install and repair concrete. You can request a free quote by calling 816-249-6800 or submitting the online form.

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Why Surface Prep Is Key in Parking Lot Striping

If you are responsible for a commercial parking lot, its appearance may not always top your list of concerns. However, your parking lot can speak volumes about your business, your attention to detail, and your concern for your customers and employees. Clearly defined parking stalls reduce the possibility of door dents and enhance your property’s curb appeal. Even one missing pavement marking can increase confusion or pose a safety hazard. If you are considering new striping and markings for your parking lot, you may be wondering what the contractor will need to do to prepare the surface as well as why he will place so much emphasis on proper surface preparation.

Why Surface Prep Is Key in Parking Lot Striping

Why Does an Asphalt Contractor Emphasize Surface Preparation When Striping a Parking Lot?

If you owned a table that had an existing high-gloss varnish and wanted to paint it, you would need to prepare the surface. Otherwise, the paint would not adhere and would soon crack or peel. If you wanted to apply tape to mask your windows when painting the exterior of your home, you would need to remove any dirt or other debris. Otherwise, the tape would not adhere. Asphalt striping paint also needs to adhere to the surface, so like any other task that requires a bond to form between two planes, the pavement must be properly prepared.

What Is the Proper Surface Preparation for Striping Asphalt Pavement?

The contractor you hire to perform your parking lot maintenance will start by inspecting your pavement. He will need to identify any damages, determine the porosity of the pavement, and make sure that your current design complies with the Americans with Disabilities Act. Once he completes his evaluation, he can begin the preparations. Although not every step listed below is necessary for every parking lot, here are the common preparations.

1. Remove all debris, including piles of leaves, packed dirt and trash.
2. Repair potholes, cracks or other breaks in the pavement. If you have ever tried to paint over a nail hole, you know that paint will simply drip into openings instead of remaining on the surface.
3. Remove existing pavement markings and stripes. Depending on the type of paint previously applied and the condition of the pavement, this can be accomplished in a variety of ways. For example, the asphalt contractor may use a solvent, a power sprayer or a machine called a scarifier.
4. Treat any stains left by oil or other petrochemicals. Grease, gas, oil and similar chemicals will prevent the paint from adhering properly.
5. If necessary, he will perform surface smoothing to help eliminate flaws in older pavements. New pavements may need to have the areas to be painted roughened a bit to improve porosity.
6. Clean the surface to remove any traces of dust or paint chips left by the previous processes.
7. If it is part of the job scope, he will apply sealcoating. Sealants are a great way to protect asphalt pavement, but they will also provide a visually pleasing background for your new markings.
8. The parking stall stripes and pavement markings are then applied.

All Pro Asphalt specializes in parking lot maintenance for customers in the greater Kansas City area. We offer asphalt crack repair, infrared asphalt repairs, asphalt patching, sealcoating, parking lot striping and parking lot markings. We also offer concrete work and asphalt paving. We are a respected company with a reputation for delivering exceptional workmanship at reasonable rates. For a free quote, call 816-249-6800 or fill out the online request form.

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How Do the Kansas City Seasons Affect Your Asphalt?

In a typical year, the Kansas City area receives more than 18 inches of snow during the winter months and approximately 39 inches of total precipitation annually. During the summer, daytime highs frequently exceed 90 degrees Fahrenheit. However, if you have lived in the area for a few years, you probably know that the weather is unpredictable. The record high stands at 113 degrees, while record lows of 23 degrees below zero have been measured. Freezing temperatures have been recorded in May, September and October. With such drastic seasonal changes, it is no wonder that the weather can play havoc with asphalt pavement.

How Do the Kansas City Seasons Affect Your Asphalt?

What Are the Effects of Kansas City Summers on Asphalt?

The heat can take a toll on virtually everything from cars to air conditioning systems. Summer weather can also cause some damage to your pavement.

1. When it gets hot enough, soft spots can form in asphalt parking lots and streets. Soft asphalt is more easily damaged when vehicle tires — which are also hot — pass across them. The tires can potentially remove chunks of the pavement.
2. The UV rays emitted by the sun are stronger during the summer months. These rays steal moisture from your pavement, making it more brittle and easier to damage. The sun also fades the pavement’s color.
3. Normally, the Kansas City area receives its heaviest rains between May and September. If your pavement is in good condition, rain will not cause much damage. However, if there are open cracks or potholes, the water will flow beneath the pavement and erode its supporting foundation.

What Are the Effects of Kansas City Winters on Asphalt?

Asphalt contractors may not agree on everything related to the industry, but the impact of winter weather is one topic on which there is a consensus. Winter is the hardest month on the pavements in most of the nation’s inland cities.

1. The soil in the Kansas City area tends to contain a significant amount of clay, and clay tends to retain moisture very well. When temperatures drop low enough, the moisture in the soil can freeze and push upward. This is known as ground heave, and it can be sufficient to damage your pavement or its foundation.
2. The water that leaks through potholes or cracks is bad enough for the health of your pavement, but when the trapped water freezes, the damage is magnified significantly. Ice takes up more space than water, so as the ice expands, it can do substantial damage to the pavement and its base. When the ice melts, voids are left that can allow the pavement to sink. These depressed areas are more susceptible to damage from the weight of vehicles passing over them. This is why most potholes appear during the winter and early spring.
3. Even if there is no significant accumulation of snow, ice is likely to develop on your pavement. In the interest of safety, you will likely apply salt or a chemical deicer. Most of the time, deicing agents will not do a lot of damage on their own. However, they help keep water in its liquid state even if the temperature falls below freezing. This means that your pavement can be forced to endure freeze/thaw cycles at all temperatures instead of just those that occur during normal temperature fluctuations.

The best way to protect your asphalt pavement from seasonal weather is to be proactive about your routine parking lot maintenance. Maintaining your asphalt sealcoating and repairing any breaks in the pavement’s surface before extreme weather arrives can help you obtain the best return on your investment in pavement.

At All Pro Asphalt, we specialize in preventive maintenance and repairs for asphalt pavements. Our services include sealcoating, crack repairs, parking lot striping, infrared pothole repairs, concrete work, asphalt paving and asphalt resurfacing. We have an exemplary reputation for delivering exceptional work at reasonable prices. To request your free quote, simply call 816-249-6800 or complete our handy online form.

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What Is the Best Way to Utilize My Asphalt Maintenance Dollars?

Business owners and managers sometimes have to make some difficult decisions. If you have a job vacancy, which of the two equally qualified candidates do you hire? Should you try to get another year out of the trucks used by your field technicians or trade them in? If an employee arrives late too many times, should you issue a verbal reprimand or a written one if you do not have a policy in place? However, with many budgets shrinking, the toughest questions many people face involve the preventive plan for asphalt maintenance. What procedures are critical, and what procedures can be postponed? In other words, how do you allocate your available funds to ensure that you will reap the greatest rewards?

What Is the Best Way to Utilize My Asphalt Maintenance Dollars?

Which Maintenance Procedures for Asphalt Pavement Are the Most Critical?

Assuming that the asphalt company who installed your pavement was competent, your routine maintenance costs should be relatively economical. However, if you ignore or postpone maintenance, you could quickly find yourself scrambling for the funds to complete an expensive repair or even have to replace your pavement. The following list covers the critical maintenance procedures and explains why you should prioritize them.

1. Asphalt crack sealing should be given a high priority. Cracks give water an easy route to the foundation that supports your pavement, giving it both strength and flexibility. The water can destabilize and weaken the foundation. Even worse, when the trapped water freezes, the expanding ice will cause additional damage as it exerts pressure on both the foundation and the pavement. When the ice melts, air pockets are left between the foundation and the pavement. The pavement will likely subside over these pockets, and traffic passing over them can break or crack the asphalt. Water will collect in the depressions, and this can cause more damage as well as pose a hazard to the people driving or walking on your pavement. Furthermore, cracks have a tendency to continue to grow, allowing more water to penetrate and additional damage to be done.
2. Potholes are often the result of cracks that were not repaired as promptly as they should have been. Potholes pose the same risk as cracks when it comes to water infiltration, but potholes typically allow even more water to penetrate. In addition, potholes can cause significant damage to vehicles and present a tripping hazard to pedestrians. Therefore, pothole repairs should be made immediately to protect your pavement as well as reduce your potential liabilities.
3. Asphalt sealcoating is little more than a cosmetic treatment to restore the pavement’s dark, lustrous color. However, sealcoating’s main purpose is to cover asphalt pavement with a tough shell to protect it. Sealants act like a sunscreen to block UV rays, which remove vital moisture from asphalt pavement, leaving it brittle and more easily damaged. Sealcoating also helps prevent oil, gasoline and other chemicals from reaching the pavement; petroleum-based products can soften your asphalt pavement and make it more vulnerable to damage. Sealants need to be applied at regular intervals to provide maximum protection.

If you need these or any other type of parking lot maintenance for your asphalt pavement, contact All Pro Asphalt. We are the paving maintenance specialists that customers in the greater Kansas City area trust. We are known for exceptional work at affordable rates. We will work with you to help you determine the best way to utilize your asphalt maintenance budget. Our services include infrared asphalt repair, asphalt crack repair, sealcoating, parking lot striping, asphalt overlays and asphalt paving. We also offer concrete work. You can submit the request form or call 816-249-6800 to receive a free quote.

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