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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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How Do the Kansas City Seasons Affect Your Asphalt?

Service Areas

• Grandview, MO
• Harrisonville, MO
• Independence, MO
• Kansas City, MO
• Lee’s Summit, MO
• Lenexa, KS
• Liberty, MO
• Olathe, KS
• Overland Park, KS
• Shawnee, KS

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

Service Areas

• Grandview, MO
• Harrisonville, MO
• Independence, MO
• Kansas City, MO
• Lee’s Summit, MO
• Lenexa, KS
• Liberty, MO
• Olathe, KS
• Overland Park, KS
• Shawnee, KS

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 Methods Are Used to Patch or Repair Asphalt Pavement?

Service Areas

• Grandview, MO
• Harrisonville, MO
• Independence, MO
• Kansas City, MO
• Lee’s Summit, MO
• Lenexa, KS
• Liberty, MO
• Olathe, KS
• Overland Park, KS
• Shawnee, KS

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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How Long Does Pavement Striping Take to Dry?

Service Areas

• Grandview, MO
• Harrisonville, MO
• Independence, MO
• Kansas City, MO
• Lee’s Summit, MO
• Lenexa, KS
• Liberty, MO
• Olathe, KS
• Overland Park, KS
• Shawnee, KS

When a reputable asphalt company constructs a new pavement, projections about the pavement’s useful life assume that the customer will maintain the pavement. The contractor assumes that the customer will apply fresh seal coating periodically, restrict traffic that weighs more than the pavement was designed to bear, and remove oil stains in a timely manner. The contractor also assumes that the customer will ensure that any breaks in the pavement will be promptly repaired or patched. Allowing cracks and potholes to go without repairs is a sure way to reduce the life of a pavement by as much as 60 percent. Most patching and repair methods are very economical, but even the costliest methods are far less expensive than tearing out and rebuilding the pavement.

What Methods Are Used to Patch or Repair Asphalt Pavement?

Asphalt crack repair is typically the most common type of damage remediation for asphalt paving companies. Cracks pose a threat to the health of asphalt pavement that is far greater than many people realize. Beneath the pavement lies a foundation that gives the pavement the strength to hold up under the weight of traffic. This foundation can be compromised if water flowing through open cracks dislodges or washes away the foundation materials. Alligator cracking, potholes, massive cracks and dips in the pavement will likely follow quickly. All of these problems will be more expensive to repair than a timely crack repair. Contractors normally repair cracks with one of the following economical methods.

1. Crack filling is a method in which filler material is inserted into a properly cleaned and prepared void. Filler material tends to cure to a rigid, somewhat brittle state, and since it has little flexibility, it can become dislodged during seasonal fluctuations in temperature. Therefore, the procedure is usually a temporary fix that must often be repeated annually. This method is not recommended for working cracks.
2. Crack sealing uses a rubberized material that will flex with the movement of the pavement. Although sealants may be placed inside the crack, they are always placed over the top of the crack and extended onto the surrounding pavement by about 12 inches. Asphalt crack sealing is a longer-lasting method and is the preferred method for repairing working cracks.

Patches can be used to repair a variety of pavement issues, including potholes and cracks that cannot be sealed or filled. The methods used primarily depend on the time of year, the customer’s budget and the overall condition of the pavement.

1. Infrared asphalt restoration is a relatively new patching method that is often used to repair potholes, level low areas or high spots, eliminate overlaps, repair soft spots in the pavement, or repair some areas that are suffering from alligator cracking. The damaged area is heated to soften the pavement, certain additives are incorporated, new asphalt is introduced, and the patch is compacted. The result is a seamless, aesthetically pleasing repair that can normally be performed even in cold weather.
2. The traditional patching method is to remove the damaged pavement, usually by sawing it out. In most cases, the foundation materials are exposed so that repairs can be made. Layers of new asphalt are placed and compacted. This method is normally quite durable, but it is less attractive and often more expensive than infrared patching.
3. Throw-and-go and throw-and-roll patches do not have particularly long lives, but they are sometimes needed if there is no time to use a different method. For example, a large pothole may be endangering the safety of commuters and their vehicles, but inclement weather is expected shortly. Throw-and-go is exactly what the name implies; workers place asphalt in the pothole and drive away. Throw-and-roll is similar, but workers make some attempt to compact the asphalt.

All Pro Asphalt is a paving contractor and we can assist you with all of your asphalt repair, maintenance and paving needs, including infrared asphalt restoration, seal coating, traditional asphalt patching, asphalt crack repair, pavement striping and asphalt paving. We also repair and install concrete. We have built an outstanding reputation by providing outstanding work and going the extra mile for our customers. If you would like to learn more about our services or request a free quote, just call our office at 816-249-6800 or fill out our online form.

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Is Your Asphalt Ready for Sealcoating?

Service Areas

• Grandview, MO
• Harrisonville, MO
• Independence, MO
• Kansas City, MO
• Lee’s Summit, MO
• Lenexa, KS
• Liberty, MO
• Olathe, KS
• Overland Park, KS
• Shawnee, KS

If you manage or own a business, you probably know that a fresh coat of sealant and new pavement striping can often be enough to turn a parking lot from an eyesore into an expanse that provides potential customers or guests with an attractive, welcoming sight. However, since your parking lot is essential to your operations, you know that you need to control the length of time that it will be out of commission. Therefore, you may be wondering how long it will take the pavement paint to dry sufficiently. The short answer is that the paint will probably be dry enough to allow vehicles to access the pavement in no more than an hour. The long answer is that the paint could require less time or slightly more time.

How Long Does Pavement Striping Take to Dry?

What Factors Affect the Drying of Pavement Paint?

No matter how urgently you need to reopen your parking lot, knowledgeable asphalt contractors know that you will be happier with the long-term results if you allow the striping service’s workers time to do the job properly and follow their advice on the drying time. Vehicles driving across wet markings will track the paint, and the paint that is removed by their tires can leave markings thin or patchy. There are several factors that the striping contractor will consider when determining the appropriate drying time.

• What is the temperature? Paint dries faster in warmer weather. Most pavement paints require a minimum temperature of 50 degrees for efficient drying.
• What is the relative humidity? When humidity levels are high, the air can become so saturated that the rate of evaporation is slowed, requiring more time for the paint to dry. In general, the higher the relative humidity, the warmer the temperature needs to be.
• Does the job include sealcoating the pavement? A responsible sealcoating contractor will make any necessary repairs and carefully clean the pavement before the sealant is applied. This can add a little time to the entire operation, but the main issue is that freshly sealed asphalt may need two coats of paint to achieve the proper visibility and durability. Depending on the size of the contractor’s crew, this may have little or no impact on the total time, but it never hurts to ask.
• What type of paint do you prefer? Most striping paints are either oil-based or water-based, but a number of variations exist within each broad category. There can be some differences in the drying times of different paints, but they are usually insignificant. However, some paints may require additional time for applying the paint or cleaning up after the job. Conversely, there are also paints that have much shorter drying times than the varieties that are commonly used.

All Pro Asphalt is an asphalt contractor and we have the solutions you need for your pavement-related needs. Our services include parking lot striping and pavement markings, sealcoating, infrared asphalt restoration, asphalt crack repairs and asphalt paving. We also install and repair concrete. We have an outstanding reputation for quality and impeccable references. Our goal is to deliver superior work and exceptional customer service at reasonable rates. We make it easy for you to request a free quote; simply submit the request form online or call 816-249-6800.

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The Cost of Delaying Asphalt Maintenance | Kansas City

Service Areas

• Grandview, MO
• Harrisonville, MO
• Independence, MO
• Kansas City, MO
• Lee’s Summit, MO
• Lenexa, KS
• Liberty, MO
• Olathe, KS
• Overland Park, KS
• Shawnee, KS

Experienced asphalt contractors advise their customers to make sure that a new pavement receives an application of sealcoating within the pavement’s first year of life. The professionals know that asphalt sealcoating is a remarkably economical and effective way to ensure a much longer life for your pavement when performed as part of a comprehensive maintenance plan. Furthermore, sealants increase your property’s curb appeal and make the pavement more resistant to slips and skids. It is not always easy to know when to call a sealcoating contractor, however. If you are not sure that your asphalt pavement is ready to be sealed, the following information may help.

Is Your Asphalt Ready for Sealcoating?

How Old Is Your Asphalt Pavement?

If your pavement is only a few months old, it may not be ready for sealant. Asphalt contains oils that must be allowed to escape before sealing. If you attempt to apply a sealant prematurely, the sealant cannot bond with the pavement or cure properly. You can check your pavement’s readiness by pouring a little clean water onto the asphalt’s surface in several locations. If you can feel or see an oily film in or on the water, your pavement is not yet ready to be sealed.

What Is the Predominate Color of Your Asphalt Pavement?

New asphalt pavement has a dark, rich color that provides an excellent contrast to pavement markings. As the pavement ages and suffers the effects of exposure to ultraviolet radiation, the color begins to fade. Typically, it will turn a dark gray and grow progressively lighter over time. As a general rule, the lighter the color of your asphalt pavement, the more desperately it needs to have a sealant applied.

When Was the Last Application of Sealant Applied?

The pavement’s use is the primary factor determining the interval between sealcoating applications. For example, the customer and employee parking lot at an average grocery store usually needs to have sealant applied every other year, but the employee parking lot at a small business may only need fresh sealant every three years or so. Truck stops, warehouses and other companies that have many fully loaded tractor-trailers coming and going every day may include annual applications in their parking lot maintenance plans. If you know that your pavement has not been sealed for five or six years, it is time to call a sealcoating contractor.

Can You See Additional Warning Signs?

Other signs that you need to have a sealant applied may be harder to spot. You may notice some very small cracks in the pavement’s surface, for example. These hairline cracks do not yet pose a danger to the health of your pavement, but they will not stay minuscule for long. It is entirely possible that tiny cracks can be mended with sealant, but once they grow, you will need to have them professionally repaired. You may find some spots where automotive fluids have dripped from vehicles parked on or driving across your pavement. These fluids will eventually eat through your sealant, and once they reach your pavement, they will turn it crumbly and soft. Have your paving contractor clean these stains thoroughly; it may also be necessary to prime them before applying a sealant.

When You Need an Asphalt Professional, Contact All Pro Asphalt

All Pro Asphalt is an asphalt maintenance and sealcoating contractor that serves customers throughout the greater Kansas City area with high-quality work at affordable prices. We can sealcoat your parking lot and stripe it, repair your streets, install an asphalt overlay, repair concrete, use infrared paving to repair your asphalt pavement, install new concrete or handle your asphalt paving needs. We have an outstanding reputation for superior workmanship and customer satisfaction. You can call 816-249-6800 or complete our online form to request a free quote.

Recent FAQs

What Are ADA Violations? | Asphalt Maintenance

Service Areas

• Grandview, MO
• Harrisonville, MO
• Independence, MO
• Kansas City, MO
• Lee’s Summit, MO
• Lenexa, KS
• Liberty, MO
• Olathe, KS
• Overland Park, KS
• Shawnee, KS

Most people would never dream of trying to drive a car for 75,000 miles without ever changing its oil. They know that a conservative investment in periodic maintenance can help them avoid spending thousands of dollars to replace or repair the engine very early in the vehicle’s life. Smart homeowners do not let dryer lint accumulate in the vent pipe to the point that a fire results, nor will they ignore a roof leak until water is dripping on their head, the furniture is ruined, and the floor has been severely damaged. Like most items, asphalt sealcoating needs to be maintained if you want to avoid future problems and significant expenses.

The Cost of Delaying Asphalt Maintenance | Kansas City

How Does Delaying Asphalt Maintenance Increase Future Costs?

Reputable asphalt companies install high-quality pavements that are expected to last for many years. However, asphalt contractors know that their best work will not continue as it should unless the customer takes proper care of the pavement. Proper care includes timely repairs as well as preventive maintenance. Studies have found that each dollar that you spend to maintain and repair your pavement will save you between $4 and $10 in future expenses.

One interesting case study reported on a parking lot would have needed no more than $5,500 to keep it properly maintained. The owner delayed maintenance for five years, and by that time, the pavement had deteriorated so badly that the owner was forced to rebuild the lot at the cost of more than $35,000. Another study found that pavements receiving no maintenance were almost all at the point of complete failure within 10 years of their installation.

What Maintenance Is Recommended for Asphalt Pavement?

No two pavements receive identical traffic or are used for the same purposes. Therefore, every property owner should ask an experienced, credible asphalt contractor to recommend a schedule of services. However, some maintenance procedures are the same for all asphalt pavements.

• Asphalt Crack Repair: Cracks pose a significant danger to asphalt pavement. Fortunately, crack repairs are economical and cause little disruption. Any break in the pavement should be repaired promptly to prevent water from penetrating to the pavement’s foundation. Once the foundation has been eroded and destabilized by water infiltration, the repair costs will increase significantly.
• Seal coat: Sealcoating is an asphalt coating that helps prevent water infiltration, blocks harmful UV rays and slows the damage caused by automotive fluids that have dripped onto the pavement. Seal coat is not a one-time treatment, however. It needs to be reapplied every few years throughout the life of the pavement. Sealcoating is highly effective, but it is also quite economical. Furthermore, sealcoating will bring back the attractive color that your pavement had when it was first installed.
• Drainage: Storm drains, catch basins and other components that are designed to carry away runoff need to be kept clear of clogs. Periodic inspections can help you identify any leaves, trash or other debris that could be impeding the flow of water and need to be removed.
• Resurfacing: Resurfacing, commonly known as installing an asphalt overlay, is much less expensive than rebuilding a pavement. It is an attractive, economical and effective way to add years to the life of a worn-out pavement.

All Pro Asphalt is a Kansas City based asphalt maintenance company and can help you maximize the return on your pavement investment. We specialize in asphalt maintenance, including sealcoating, crack repair, asphalt overlays, infrared asphalt repairs, asphalt paving, and parking lot striping. We also repair and install concrete. Our experience and skills allow us to guarantee that you will be satisfied with our work, and our goal is to exceed your expectations. We serve the Kansas City metropolitan area as well as customers in many nearby counties. Call us at 816-249-6800 or fill out the online form to request a free quote.

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Asphalt Crack Repair – What Property Managers Should Consider

Service Areas

• Grandview, MO
• Harrisonville, MO
• Independence, MO
• Kansas City, MO
• Lee’s Summit, MO
• Lenexa, KS
• Liberty, MO
• Olathe, KS
• Overland Park, KS
• Shawnee, KS

When the Americans with Disabilities Act was signed into law, it was hailed as a major gain for groups and individuals lobbying to ensure parity between people with a handicap and those without one. One key section of the ADA covers accessibility issues. Virtually every type of business is legally required to make sure that anyone with a mobility issue can have a safe, convenient place to park and an unobstructed path to the door of the business. Business owners are responsible for taking the initiative to ensure compliance with the ADA. If a business is found guilty of an access violation, the company can be fined up to $75,000 for a first violation and up to $150,000 for a second violation. A failure to comply can also leave a business open to a civil suit, particularly if a disabled person suffers an injury because the company was not in compliance with the ADA.

What Are ADA Violations? | Asphalt Maintenance

Which ADA Accommodations Violations Are the Most Common?

Many accommodations violations are the result of hiring an inexperienced pavement striping contractor. The ADA is quite clear on the sizes of accessible parking spaces, where they should be located and how they should be marked. For example, accessible parking spaces cannot be less than eight feet wide; this minimum width does not include the mandatory access aisles. Accessible spaces should be placed as near as possible to the building’s accessible entrance. Pavement striping should identify the access aisles, and a permanent sign that bears the symbol for accessibility must be mounted at a specified height so that it is clearly visible to drivers. In addition, every parking lot must have an adequate number of accessible spaces. The number of total spaces provided by the parking lot is used to calculate the minimum number of accessible spaces required.

Another common issue is the slope of the accessible space. The access aisles and parking spaces must be level and have surface slopes that do not exceed 2 percent. A credible asphalt contractor can advise whether all of your accessible parking complies with the ADA requirements.

Accessible routes should not require those parking in accessible spaces to pass behind parked cars. No obstructions should be present in the accessible path, so it may be necessary to install curb ramps to ensure compliance.

Another issue can arise when a company hires a paving maintenance and striping contractor to apply new pavement markings. According to the ADA, this constitutes an alteration, which means that the new markings must comply with the latest version of the ADA. The ADA was amended in 2010, and the changes went into effect in 2012. Therefore, a parking lot that was striped prior to 2012 might comply with the original standards, but care must be taken to ensure that markings applied today conform to the amended standards.

Finding Help for Compliance With the ADA

The complexity of the ADA means that it is wise to seek the help of an experienced, reputable contractor when you need to refresh your parking lot. At All Pro Asphalt, we specialize in the maintenance of asphalt paving. Our services include asphalt striping and pavement markings, sealcoating, asphalt crack repairs, infrared asphalt repairs, asphalt paving and concrete work. We are driven to ensure every customer’s satisfaction with our work through our commitment to excellence. You can call 816-249-6800 or fill out the online form to request a free quote on your next project.

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A career as a commercial property manager can be rewarding, but it can also be stressful. Sometimes, you may feel as if you need to be in three places at once or are surely setting a new record for multitasking. However, despite the various demands on your time, you know that you must ensure that the property’s assets are protected so that they will generate the best return on the money invested in them. Since these assets include any asphalt pavement on the property, you need to make sure that you give asphalt crack repair its proper priority. Neglected cracks can quickly lead to costly repairs or even the total reconstruction of your asphalt pavement.

Asphalt Crack Repair – What Property Managers Should Consider

Why Should You Include Crack Repairs in Your Asphalt Maintenance Program?

Asphalt pavement relies on a stable foundation for its strength and resiliency. If the foundation is compromised, the pavement may experience subsidence, alligator cracking or other serious damage. At best, a severely damaged foundation will entail a repair that is much more expensive than a crack repair. At worst, the entire pavement may have to be removed and rebuilt.

Giving prompt attention to any cracks that develop is the best way to avoid potentially serious problems. Cracks allow water to seep beneath the pavement and erode the foundation. This is bad enough when the weather is warm, but in the winter, the trapped water can freeze. As it freezes, it expands, exerting additional pressure on the foundation as well as the pavement. The pavement can be forced upward, and once the ice melts, a void can be left between the pavement and the foundation. When traffic passes over the void, the pavement can give way. The result can be a pothole, a massive crack or a patch of alligatored asphalt. Foundations cannot be repaired without first removing the existing pavement and replacing it after rebuilding the foundation.

Having a paving contractor tailor a preventive maintenance plan to suit your needs is an excellent way to ensure that cracks in your pavement receive prompt attention. A good plan will provide at least one inspection per year, but an inspection every six months would be better.

How Are Cracks in Asphalt Pavement Repaired?

Most cracks are repaired by using either the asphalt crack sealing or asphalt crack filling method. The crack’s size, type and rate of expansion are the primary factors used to determine which method to use.

• Asphalt crack filling involves the insertion of an asphalt crack filler into the crack. This method is usually chosen for cracks that are too wide for sealing and/or for cracks that have stopped expanding. Asphalt crack filler is not very flexible, so its bond with the pavement can be broken if the pavement experiences movement. Although crack filling is cheaper than crack sealing, a repair made using filler will have a much shorter life.
• Asphalt crack sealing involves the application of a sealant over the crack. Occasionally, the sealant may be placed inside the crack as well. Because they are rubberized, sealants remain flexible, allowing them to move when the pavement experiences movement.

For help with all your asphalt maintenance needs, please contact us.  All Pro Asphalt is a paving and parking lot maintenance company based in Kansas City, MO. We offer an extensive range of services, including asphalt crack repairs, asphalt sealcoating, asphalt patching, infrared asphalt restoration, asphalt paving and overlays, parking lot striping and concrete work. We serve commercial and residential clients throughout the greater Kansas City area. Our references are impressive, and we have built an exemplary reputation for delivering outstanding work at affordable prices. For a free quote, call our office at 816-249-6800 or fill out the online form.

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Asphalt Sealcoating & Winter Preparation