Houston weather can be a challenge for asphalt pavement, and without proper asphalt maintenance schedules, the heat and rain will eventually wear the pavement away. If your property features asphalt, you can protect it from weather-related stresses with on-time, expert pavement maintenance.
Why is Asphalt Maintenance Important for Minimizing Wear Related to Weather in Houston?
Weather is a primary cause of asphalt wear, especially in wet and hot climates like Houston’s. Here are some of the ways the climate negatively affects asphalt:
- Water attacks the asphalt’s deeper layers – As long as water does not penetrate your asphalt’s surface, it will not pose a major threat to your pavement. However, if water does reach your asphalt’s deeper layers through a crack or pothole, it will threaten your pavement’s integrity. Water attacks the binders that hold the asphalt’s aggregates together, and over time the asphalt’s load bearing layers will fail and the pavement will subside, leading to potholes, warping and other structural issues.
Asphalt maintenance including crack and pothole repairs are key to keeping water out of your pavement.
- Extreme heat will soften the asphalt’s surface – Heavy rains are a frequent threat in Houston, but not the only concern. Extreme heat is more subtle than extreme rain, but it can still be a problem as thermal stresses will soften the asphalt’s surface. Once that happens, the pavement’s load bearing potential will drop and the pavement will be vulnerable to damage if it is exposed to heavy traffic.
- Weather related stresses can lead to severe forms of asphalt damage – Weather weakens the pavement and sets the stage for major damage if the asphalt is not properly maintained. This could be large fractures, potholes, warping or severe aggregate loss. Once the asphalt is compromised in this way, the only way to restore it is with extensive repairs or full pavement replacement.
Several states have commissioned studies through their transportation departments, and they have generally come to the same conclusion that it is more cost effective for property owners to invest in periodic maintenance than ignoring it and eventually replacing the asphalt. In other words, keep your asphalt pavement in good condition and you will save money in the long run.
What is an Asphalt Maintenance Schedule That Actually Works for Houston Properties?
Houston property owners should consider their asphalt maintenance from two angles. One is, what is the best time of the year to schedule maintenance? The other is, how often does the asphalt need certain types of maintenance post-installation? Here is a breakdown:
- In the Spring, prepare for the rain and heat – In Houston, the active weather season is in the Summer, when heat and rain are at their most intense. To prepare for that, it is a good idea to schedule your preventative maintenance for the Spring. This includes an annual inspection, asphalt sealcoating, crack sealing and restriping.
- In the Summer, schedule your major repairs – The Summer is the best time of the year to schedule your heavy maintenance, like overlaying and extensive crack sealing. During the Summer, pavement crews can work later in the day and temperatures support faster curing. Both mean your pavement team can work with greater efficiency.
- In the Fall, finish any surface maintenance – Although Houston winters are typically mild, the temperature can still drop to the point where asphalt maintenance is not recommended (below 50 degrees Fahrenheit). If there are any lingering maintenance tasks to get to (sealcoating, crack sealing), try to schedule them before the cold weather arrives.
- In the Spring, prepare for the rain and heat – In Houston, the active weather season is in the Summer, when heat and rain are at their most intense. To prepare for that, it is a good idea to schedule your preventative maintenance for the Spring. This includes an annual inspection, asphalt sealcoating, crack sealing and restriping.
As long as you stay on top of your seasonal asphalt maintenance, you will minimize the ongoing wear to your pavement. To maximize your asphalt’s lifespan, you will need to invest in occasional maintenance that includes:
- Asphalt sealcoating (every 18-24 months) – Asphalt sealcoating is a primary form of preventative maintenance that is performed immediately after the asphalt is installed and every 18-24 months thereafter. During sealcoating, the pavement team will spray or broom an asphalt emulsion that cures on the pavement’s surface and provides a layer of protection against weather and wear. Sealcoating restores the binders in the asphalt’s surface, shielding it against water intrusion and slowing down the rate of UV-related deterioration.
- Asphalt crack filling (as needed, usually once a year) – All pavement eventually cracks, and when this happens, it is a good idea to bring in a trusted pavement expert to inspect the problem. Some forms of cracking will need deeper repairs, like fatigue (alligator) cracks. However, many asphalt cracks can be addressed with a simple round of crack filling. Pavement teams use crack fillers with an asphalt emulsion base that is deposited directly into the crack and cures quickly. Once it cures, the filler will flex with the surrounding asphalt when subjected to thermal stresses, so even when the Houston heat is on, the crack will maintain a tight seal.
- Asphalt overlaying (every 5-8 years) – During an asphalt overlay, a new layer of fresh asphalt is installed directly over the existing asphalt. This is recommended when the existing asphalt surface has taken on significant wear (minor cracks, raveling, oxidation, etc.), but the underlying pavement is still structurally sound. During an asphalt overlay, your pavement team will inspect the asphalt to verify that there are no structural issues present. If the pavement is still largely intact, the pavement team will clean the asphalt surface, apply a layer of tack coat (for better adhesion) and roll out a thin layer of asphalt hot mix.
Asphalt overlays are effective at restoring surface integrity and appearance, and it costs less (and takes less time) than a full surface course.
- Asphalt resurfacing (around 10 years) – Once your asphalt pavement reaches the halfway point of its life, it is time to think about resurfacing the asphalt. Resurfacing is a more detailed, more extensive form of overlaying. During an overlay, the existing asphalt is allowed to remain. During asphalt resurfacing, the top 1.5-3 inches are milled (pulverized) down and extracted from the existing pavement.
Once the existing asphalt surface is removed, the pavement team will correct any base issues such as subsidence, instability and deep fractures and remove any failed patches of pavement. A layer of tack coat is then applied to the exposed, deeper asphalt layer and a new surface course of hot mix asphalt is rolled out.
If performed on time, resurfacing the asphalt can extend its life by many years.
- Asphalt sealcoating (every 18-24 months) – Asphalt sealcoating is a primary form of preventative maintenance that is performed immediately after the asphalt is installed and every 18-24 months thereafter. During sealcoating, the pavement team will spray or broom an asphalt emulsion that cures on the pavement’s surface and provides a layer of protection against weather and wear. Sealcoating restores the binders in the asphalt’s surface, shielding it against water intrusion and slowing down the rate of UV-related deterioration.
Eventually, you will need to invest in full asphalt restoration, but if you keep to the above maintenance schedule, it should not be necessary until the asphalt has reached the end of its useful life. For Houston properties, this may be 20 years or more.
Stick to a Solid Asphalt Maintenance Schedule and Your Pavement Will be Ready for Houston’s Climate
Maintenance is essential for extending your asphalt’s life and performance. By sticking to a consistent maintenance schedule that includes sealcoating, crack filling, overlaying and resurfacing, the asphalt’s structural integrity and utility will be preserved.
If it is time to schedule a round of asphalt maintenance for your pavement, consult with a reputable Houston asphalt contractor to get started.
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