Asphalt Maintenance: The Right Steps!

Learn about asphalt and the steps that need to be taken to maintain any asphalt surface.

Asphalt is made up of Rock, Sand, Tar and Bitumen and starts out as a dense (thick and heavy) dark liquid. It is designed to flex as the ground moves and yet remain solid enough for heavy cars and trucks to drive on it.

The Rock and Sand give asphalt the strength required so it can be used for high traffic Zones and is the reason it can withstand heavy weight loads rolling on it for years. Tar and Bitumen on the other hand are the liquid components which give asphalt its flexibility.

Over time the elements (sun, heat, u/v rays, cold, rain and snow) cause the asphalt to dry out and lose it's flexible properties (the tar and bitumen). The sun basically cooks (dries out) the liquids out of the asphalt surface leaving a fragile gray surface that is bound to crack and deteriorate very quickly (expensive), unless it is protected going forward.

You can observe the aging process that asphalt goes through in that it is has a very deep black color when it is first applied. Over time it turns grayish in color. This graying process is caused by "oxidization". When an asphalt surface appears gray and shows sign of drying out then it's time for the asphalt surface to be sealcoated with a commercial grade asphalt sealer product to rejuvenate and protect the asphalt surface from the elements.

The Steps

Clean The Surface First, clean out asphalt cracks with a screwdriver or a machine designed to do the job. Any fuel or grease stains need to be cleaned off with a specially formulated degreaser. Finally, the entire surface needs to be cleared of debris, using what works best for you and your budget. Whether it’s a broom, a blower, or a pressure washer; make sure your asphalt is clean and dry.

Repair Any Damaged Areas Any cracks or potholes need to be dealt with. Small and large asphalt cracks should be repaired before they become even larger cracks. Sooner or later the larger cracks turn into potholes and depressions resulting in extremely costly repairs, or in extreme cases – complete replacement ($$$). Cold Crack Filler: This is the perfect fix for cracks of ½ an inch and smaller. Be sure to tightly pack sand in the crack so that it is no deeper than a half inch, and apply the crack filler as directed. Hot Pour Rubberized Crack Filler: Made for repairing cracks larger than a half inch, this method requires planning and proper temperatures. You will need a way to heat the hot pour, and a way to apply it. This can be done with a melter oven, and a crack pour pot, or more simply with a 2-in-1 machine like the AK10. Cold Asphalt Patch: Is your pothole miracle fill. Completely pliable out of the pail, and sets perfectly, this is suitable for using at any time of year. Here you want to tightly pack sand to bring it up to 1 inch in depth before applying. Also, to allow for settling, you will slightly overfill the hole. A vibrating plate is extremely useful for tamping sand and asphalt repairs.

Sealcoat Your Asphalt Surface We recommend that you sealcoat your asphalt surface every two years so that you prevent further decay and oxidization. Delaying the treatment of your asphalt surface will invariably end up costing you a lot more money down the road (thousands). This is never more important than after crack repair! Once the repairs have cured, driveway sealing is your final step to ensure the repair is sealed and protected.

Block Access This is really important whenever you are not there to stop foot and vehicle traffic from messing up your work. Use caution tape, and/or pylons, to protect your asphalt area while curing and drying is happening.

Preventative Measures

We recommend that you sealcoat your asphalt surface every two years so that you prevent further decay and oxidization. Delaying the treatment of your asphalt surface will invariably end up costing you a lot more money down the road (thousands). Once the asphalt surface starts to lose its flexibility it will begin to crack. Small and large asphalt cracks should be sealed before they become large cracks. Eventually the large cracks turn into pot holes and depressions resulting in extremely costly repair or in extreme cases -- complete replacement ($$$).

The present price of oil has dramatically impacted the price for asphalt on a per ton basis. The cost of asphalt paving or replacement is extremely high, which has really increased the demand for more asphalt sealcoating companies and in-house asphalt maintenance programs. Commercial property owners and driveway owners are starting to understand that it is much more economical to maintain their own asphalt on an ongoing basis.

How Can You Benefit?

Commercial property owners and parking lot managers save $1000's maintaining their own parking areas. Learn how you can save thousands on hefty asphalt replacement costs by developing an in-house asphalt maintenance program.

Residential home owners learn how to seal asphalt to maintain their driveway and beautify their property with a minimal cost investment.

You can learn more about asphalt maintenance and the steps that need to be taken to maintain your asphalt surface. Check out our FREE Four Day Asphalt Maintenance email Course.

Give us a call Toll Free 1-866-399-5562 or email us your question: you'll get answers you can count on.