As a property manager, you are most likely tasked with creating next year’s budget, and you’re probably thinking about the projects you are still hoping to complete this year. If you are considering a new asphalt surface, whether it’s a driveway or parking lot, there are certain key things to consider while planning your project and outlining your budget.

What is your current asphalt situation?
The most efficient way to determine if your budget should go towards a new asphalt surface is to assess your current surface. The good news is that there are a few things you can look for and do yourself to determine the condition of your asphalt surface. For best results you can always contact your asphalt paving contractor who will come out to assess your project and provide professional recommendations to best fit your needs.

Do you see noticeable stains from oil, leaves, or debris?
Sometimes this can be a do-it-yourself project by simply hosing the surface down and using a stain remover.

Do you see any faded areas on the surface?
If your asphalt is faded in some areas, you may want to consider sealcoating first.

Do you see potholes or surface damage?
Potholes can be dangerous to vehicles and pedestrians and should be repaired as soon as they appear.

Do you see any cracks, and are they starting to spread?
The rule to follow is, if your crack is larger than ¼ inch, it should be cleaned, repaired and filled to reduce the amount of water that will compromise the structure and integrity of the sub-base. If your cracks are starting to spread, this could mean a larger project may be on the horizon if left without repair for a long period of time.

Planning your budget with serious asphalt repair.
After you’ve reviewed your asphalt surface and you realize you need serious repairs, it is probably time to allocate funds towards driveway or parking lot maintenance. Proper maintenance repairs are more important for your long-term budget planning than you may think. The good news when planning your asphalt budget, is that the life expectancy of a properly designed, installed and maintained asphalt parking lot or driveway ranges from fifteen to twenty years.

Planning your budget with limited asphalt repair.
If your asphalt is telling you that it doesn’t require serious repair this year, make sure you keep up with preventative maintenance to keep your surface performing well. Keeping up with timely repairs on small surface problems will extend the life of your asphalt.

Regular sealcoating is important to extend the life of your asphalt surface. One main benefit to sealcoating is restoring the look of your asphalt surface, making your parking lot easier to protect and clean from harsh weather.

If you see cracks forming between ¼ inch and 1 inch or larger, you should consider crack-filling. You should always take time to fill cracks to ensure that water will not deteriorate the sub-base of your asphalt pavement.

Asphalt preventive maintenance tips.

  1. You should budget for a major restoration every ten years.
  2. You should always plan for preventative maintenance to keep your asphalt pavement looking new.
  3. You should consider phasing repairs over a one- to two-year period if your asphalt parking lot is large. This will help prevent interruptions to your tenants or customers.

Plan your budget with an experienced asphalt contractor.
To plan appropriately for your next paving project, you should always work with an experienced contractor. A highly rated, reputable, and experienced commercial contractor will come to your site, evaluate your current needs and provide you with a free quote. A contractor will talk through your immediate and long-term needs and recommend the best course of action based on your budget and timeframe.

Galt Development’s primary expertise is in asphalt installation, repair and maintenance. Our team is experienced in providing asphalt to new construction projects, as well as performing maintenance on existing commercial and residential properties. Our focus is on providing a quality product delivered with optimal efficiency. The streamlined process we employ involves our trucks bringing the asphalt to the site, placing the asphalt into the paver, laying down the mat and quickly rolling it. This process allows the pavement to reach full compaction with a smooth finish before the product hardens.