While you may not think about the blacktop beneath our tires and under our feet often, having a proper asphalt maintenance program for your asphalt can extend its life significantly. Proper maintenance at the right time can save you thousands of dollars.
Protect Your Asphalt
Asphalt paving is done with a mix of asphalt binder and construction aggregate (rocks and sand). From the moment it is installed, it starts to deteriorate. You may think the deterioration is mostly from traffic, however, the most impactful elements are sunshine (especially UV), rain, moisture, and harsh chemicals like oils, gasoline, etc. Asphalt works by providing a “waterproof” skin to vehicle areas, which does not allow water to get underneath it. With regular crack sealing and sealcoat applications, you can keep the water from causing damage like “alligator bellying” and potholes, which can accelerate damage to the surface if left alone. When there are breaks in the asphalt the result is that water infiltrates below the surface of the paved area and causes subterranean erosion as well as damage caused by the freeze-thaw cycle in winter.
Timing Is Everything
A good rule of thumb is to sealcoat your asphalt 6 months after installation and again every two to three years. This will give you the best results and lengthen the life of the asphalt. The sealcoating process protects against oxidation, blocks UV damage, and prevents the sun’s drying effects which cause reveling, cracking, and deterioration. It helps keep water from infiltrating below the surface (the fastest way to damage asphalt.)
Routine maintenance costs you much less in the long run. The binder in asphalt is a petroleum product that has tripled in price over the past forty years—replacement is a cost that every association should have in their reserve study and budget for. You can push the date out on your replacement from less than 10 years for completely unmaintained asphalt in harsh conditions to 20+ years for well-loved pavement, more than doubling the life! The long lifespan saves you money and a headache in the long run.
Maintaining your asphalt doesn’t have to be a hassle. With a seasoned provider that has years of experience working with community associations, multifamily, and hospitality clients you can be assured that the work will be executed with a detailed plan to ensure all areas are treated with minimum hassle to the occupants and yourself.
Transblue offers free asphalt consultations, call today! 425-658-0098