Houston parking lots experience heavy traffic, intense summer temperatures and frequent rainfall. Eventually, parking lots will need maintenance and repairs, which may include being overlaid, resurfaced or outright replaced. The question for many property owners is, when is it necessary to do so and how do property owners know what services their parking lot needs?
An expert pavement contractor can identify which option is best during a detailed parking lot inspection, but there are usually signs that property owners can spot to give them an idea of what is needed.
When Should Houston Parking Lots be Resurfaced?
Asphalt resurfacing is an in-depth process that should be trusted to a reputable paving contractor. During an asphalt overlay, new hot mix is installed directly on the parking lot surface. When resurfacing a parking lot, the pavement crew will remove an inch or two from the asphalt surface before installing new hot mix.
Resurfacing is usually recommended once your parking lot has reached middle age, which is typically around 10-15 years. It is a common form of asphalt maintenance that corrects subsurface issues like base instabilities or is recommended when the parking lot’s surface is badly worn.
During a parking lot resurfacing project, the process will typically include:
- Milling – Once your pavement contractor has inspected and assessed the project, the first step is milling, or pulverizing, the top 1-2 inches of the existing pavement. The objective is to remove the worn top layer of pavement and access the stable subsurface layers underneath.
- Base repairs – Once the surface layer is milled down and the pulverized pieces of asphalt are removed the pavement contractor will perform any necessary base repairs. This could be correcting for subsidence or otherwise stabilizing the underlying base using chemical or mechanical methods.
- Tack coating – With the base stabilized and the intact pavement accessible, the pavement team will then tack coat the parking lot. This promotes better adhesion between the parking lot and the new surface course.
- Asphalt installation and compaction – The last step is laying down a new batch of hot mix using a paving machine and rolling it out with a compactor. Once the desired depth is attained, the new asphalt is then cured and will typically be ready to use within a few days.
- Milling – Once your pavement contractor has inspected and assessed the project, the first step is milling, or pulverizing, the top 1-2 inches of the existing pavement. The objective is to remove the worn top layer of pavement and access the stable subsurface layers underneath.
Although it’s more expensive than overlaying a parking lot, resurfacing is less involved than full replacement. As such, it’s a proven approach to maximizing your pavement investment.
When is it Time to Overlay a Houston Parking Lot?
An overlay is less extensive and less expensive than resurfacing or replacing your parking lot pavement. Overlaying is recommended for parking lots that are still structurally sound but may have some surface-level flaws that do not threaten the asphalt’s deeper layers.
During an overlay, a fresh layer of hot mix asphalt is installed over the existing pavement, which could be asphalt itself or concrete. In most cases, overlaying is not recommended for concrete pavement, as it is difficult to guarantee favorably long-term results.
However, overlaying an asphalt parking lot is an effective form of short to medium-term maintenance, as long as any significant flaws with the existing pavement are addressed first. This includes:
- Cracks – Asphalt cracks can be addressed with a sealer that is asphalt-based itself. This is melted down and deposited into each crack until filled. Once it cures, it will protect against water and solid debris, while flexing like asphalt when under thermal stresses.
- Potholes and depressions – Potholes and depressions are major water intrusion hazards and represent isolated pavement failures. These are resolved by cutting out the failed patches of asphalt, fixing any underlying base instabilities, tack coating the inside surfaces and rolling new hot mix into those patches.
- Warping – Warped asphalt has lost its ability to properly bear weight and needs to be cut out and addressed similarly to potholes. In many cases, asphalt warps due to improper installation or curing methods, so it may be necessary to completely replace it if warping is widespread.
During an asphalt overlay, these flaws are corrected first. Then the pavement crews will apply a layer of tack coat to the existing pavement’s surface. This tack coat acts like a bonding agent that better adheres the new asphalt to the existing pavement. Once the new hot mix is precisely installed to the specified depth, generally between 1.5 and 3 inches, it is compacted using a roller. This establishes the necessary stability and load-bearing capacity needed for the parking lot. Following placement, your new parking lot overlay will be cured and ready within 2-3 days.
When is it Time to Invest in Replacement Pavement?
Even with proper maintenance and an overlay, your parking lot’s asphalt will eventually need to be replaced. Signs that replacement is necessary include a parking lot that has widespread damage that extends beyond the pavement’s surface. Severe warping and widespread fractures or potholes are the most obvious signs that replacement is necessary. Ultimately, it is a judgement call that your pavement contractor will have to make during an inspection.
During full pavement replacement, the process will look similar to a resurfacing project except that the work extends deeper. Here is what to expect:
- All asphalt, down to its entire depth, is removed – During an asphalt replacement project, the surface course, binder and granular base are removed. If possible, the pavement team will leave the subgrade under the parking lot intact.
- The subgrade may be reconstructed, if necessary – If your parking lot contractor deems it necessary, the subgrade that sits under the pavement base (the stabilized soil under the asphalt) may need to be reworked. If so, this process is done to establish needed stability and load-bearing capacity.
- Existing asphalt onsite may be reclaimed – Expert parking lot contractors have the equipment and processes to reclaim worn out asphalt onsite. To do so, the pavement team will bring a reclaimer that can melt down the asphalt and mix it with virgin asphalt material. Recycling asphalt this way reduces hauling, landfill and material costs, so it provides a mix of economic and environmental benefits.
- All asphalt, down to its entire depth, is removed – During an asphalt replacement project, the surface course, binder and granular base are removed. If possible, the pavement team will leave the subgrade under the parking lot intact.
In short, full-depth pavement replacement is exactly what it sounds like in that all of the asphalt is removed. This is in stark contrast to an asphalt resurfacing project, which leaves some of the deeper asphalt layers in place.
How Can Property Owners Maximize Their Parking Lot’s Lifespan?
The only sure way to maximize your Houston parking lot is to maintain it. In a hot and humid climate like Houston’s, this includes sealcoating the asphalt on time following installation and every 12-18 months thereafter, sealing cracks, repairing potholes and keeping the asphalt surface clean. Property owners can handle the cleaning, but an experienced parking lot contractor will be needed for everything else.
Maintaining asphalt is far more cost effective than allowing the parking lot to deteriorate and restoring it from poor condition. So, instead of paying a lot every 5-10 years to replace poorly maintained asphalt, property owners can invest smaller amounts in preventative maintenance and essentially stretch out their parking lot’s life to 20 or more years. Work with a reputable parking lot contractor to get on a consistent maintenance schedule and they will put together a plan for your property.
A: During an asphalt overlay, the pavement’s surface is not removed. It remains in place while a new layer of asphalt is installed on top. By contrast, during a resurfacing job, the top inch or two of asphalt pavement is removed before new asphalt is installed on the existing pavement.
A: Full depth asphalt replacement is recommended if the parking lot has reached the end of its useful life (20-30 years), or if it is badly damaged or worn. This could be widespread cracking or fracturing, several large potholes, or the kind of warping that indicates base failures or improper installation practices.
Maintenance is the number one way to extend your parking lot’s lifespan, as long as it’s provided by a reputable pavement contractor. This includes on time asphalt sealcoating, as well as crack sealing, pothole patching and other repairs as needed.
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