The following explains the basics of seal coating as well as when you should seal coat your asphalt parking lot:

What is seal coating?

Seal coating is the application of a mixture of asphalt or refined coal tar with clays, mineral fillers, and water. After application, the seal coating becomes hard and forms a protective coating that looks smooth and black.

Why is it necessary?

If you don’t seal coat your asphalt parking lot, it will probably only last about five to six years before it starts to break down. Seal coating can protect against water damage and corrosive materials while making repairs to cracks more effective. In addition, the process makes your parking lot easier to keep clean while improving its appearance.

If your parking lot doesn’t receive this treatment, the asphalt binder hardens, causing the asphalt to become weak and brittle as it’s exposed to the harsh Atlanta sunlight. As the weather heats up and cools down, the pavement expands and contacts, eventually causing cracks to form. They can then become worse as water gets into the cracks and freezes.

When should you seal coat your asphalt parking lot?

Your parking lot should be seal coated for the first time about 12 months after the asphalt surface is laid. This gives the pavement time for oils to escape so the surface is ready for sealer.

After the initial seal coating, it should be reapplied every three to five years to ensure that the appearance, performance, and longevity of your parking lot is protected. Over time, you’ll save a significant amount of money by investing in seal coating so your parking lot doesn’t have to be repaired or repaved more quickly.

To find out more

If you have an asphalt parking lot near the metro Atlanta area, contact Dykes Paving at 770-448-3392 for more information or to schedule seal coating. We stand behind our work 100% and are proud of the high quality of work we’ve delivered since 1968.

When your parking lot is maintained well, it shows you are willing to go the extra mile.

There are many aspects of keeping your parking lot in tip-top shape, but it gets easier when you integrate an asphalt and parking space checklist into your regular maintenance routine.

Let’s look at some common problems and how to resolve them:

Potholes

When parking lots start to show their age, potholes are usually the biggest complaint. They are unsightly and can cause damage to vehicles. Potholes happen when water permeates underlying pavement through a surface crack, so it’s important to check for them after heavy rains.

Asphalt patching should be applied during warm, dry weather. Property managers in northern states will find repairs made during the winter months have a tendency to wear out faster than those in summer. At least 30 days of dry weather helps repairs be more effective.

Cracks

If potholes are caused by cracks, why not fix the cracks proactively? Inspect your asphalt for cracks each quarter – the sooner you work on them, the easier it will be. Cracks that are less than a quarter of an inch wide can be fixed with sealcoat; others will require crack sealer. Be sure to clear out debris like vegetation and rocks before applying your crack sealer.

Pavement Replacement

Sometimes, it’s more cost effective to go all in and fully replace damaged pavement. To make sure you are getting the best value for your budget, talk to an expert first. Drainage, traffic load, and landscaping issues – such as root systems under the pavement – all influence whether a full replacement is a sound long-term investment.

Sealcoating

Sealcoating is an optional final step that protects a parking lot’s surface from oxidization and other environmental damage. The extra protection can add years to the life of your parking lot while cutting down on repairs. Ideally, asphalt should be sealed 6-12 months after installation. After the initial process, it can be revisited every two years.

For expert help keeping your parking lot in prime condition, contact Dykes Paving and Construction.

Factors that affect the cost of a parking structure

Parking lot construction can vary depending on a number of variables. It’s important to first look at the structure efficiency which is dollars per square foot and parking efficiency which is square feet per space. These components are critical in determining the final cost of a parking facility. Structural efficiency is a measure of the total cost divided by the total structural area which includes the ramps, elevators, stairs and all parking areas. The average cost differs with the geographic market and can range from $35 to $65 per square foot. Structural efficiency can be determined by the following factors:

• Slope and structure
• Land utilization costs
• Structure framing type
• Drainage requirements
• Architectural enhancements
• Above ground vs. below ground

Parking efficiency, on the other hand, is the total gross area of the structure divided by the number of spaces. Factors that affect parking efficiency include:

• Mixed use. Will the area be used for other purposes other than parking?
• Footprint. Will the length be enough to allow parking on all ends?
• Column grid. Is the layout a long-span column grid where spaces and aisles are free of columns or a short-span grid where there are columns for the parking spaces?
• Functional layout. What type of layout is needed; a one-way angled parking or a two-way 90-degree parking?

Costs of labor and materials should also be taken into consideration.

How to save on parking lot construction costs

Cost can be a major concern when considering a new parking lot construction. Immediate and future large expenses can be minimized in the following different ways:

• Estimating the costs from the outset
• Identifying risks and uncertainties early
• Using recycled materials such as recycled steel and cement composites
• Sourcing quality workmanship and materials

Thoughtful decision-making can make a project financially feasible. If you don’t fully understand how parking lot construction costs are determined and would like to learn more, contact the Dykes Paving professionals for a free consultation.

Take a good look at your parking lot, what does it say about your business? Just as the front yard is the first part of a home that a prospective buyer sees, your parking lot is the first part of your business that you customers will see. This is where you make your first impression. That impression can affect how they perceive your company. In order to keep your parking lot looking its best, you will need to invest in its maintenance. Regular maintenance improves safety and keeps you from having to spend on costly repairs.

Here some important steps for maintaining your parking lot asphalt:

Keep it Clean

Aside from the fact that a parking lot that has been swept free of dirt and debris looks better, regular cleaning can help with the longevity of the asphalt surface as well. Dirt and debris can hinder drainage so that you will have standing water on your parking lot asphalt. That water will eventually damage the surface and leak into the sub base where it will cause cracks.

Repair Potholes

It is a good idea to fill these in before they worsen and further damage your parking lot’s surface. If left unchecked, potholes will grow due to the traffic going over them and because of moisture soaking in under the surface.

Paint New Stripes

This has the same effect as rotating the tires on your car in that it helps to even out wear on the surface. By changing your stripes around, you can ensure that tires are not going over the same spots every day.

Sealcoat It

Sealcoating protects your parking lot asphalt from weather damage and damage from the natural erosion of asphalt over time. The amount of traffic that your parking lot sees is one of the factors that you will use when deciding how often to sealcoat it. Most parking lots should be sealcoated at least once every two years.

The tips above can significantly lower the cost of maintaining your parking lot. Remember that a big part of good parking lot maintenance has to do with the paving contractor that you hire to do the job. At Dykes Paving, we know how to take care of asphalt. Contact us today to schedule a free consultation.

Alligator cracking

If the parking lot you want to pave has underground water issues or widespread alligator cracking, you should install geotextile paving fabric such as PetroMat, Mirafi, and Glass Grid. Doing so prevents the cracks from reappearing through the surface. The price of paving fabric usually ranges from 0.14 to 0.22 dollars per square foot.

Milling

If you have a parking lot with drainage problems, severe cracks, and a curb reveal –space between the existing asphalt grade and the top of the curb – that is less than six inches, you will benefit from asphalt milling. What does asphalt milling entail? The top one to three inches of asphalt is grinded using a milling machine to allow for new paving. On average, milling costs from 0.25 to 0.60 dollars per square foot.

Fuel volatility and raw material availability

The cost of asphalt is not constant; it changes on a monthly basis. Check its price on your state’s Department of Transportation website. When the cost of hot mix asphalt rises, so does that of liquid asphalt cement. Availability of raw materials also affects the cost of paving. For instance, if there are 3 asphalt plants within a five mile radius in a given town, the cost of raw materials will be low. However, if there is only one plant within a 25 mile radius..

The cost of disposal millings should also be considered because some plants are at full capacity to stock recycled asphalt. This means that they cannot take in new asphalt until they reduce the stockpile to state-required levels. If you want to move millings to another location, the cost of milling will go up.

Drainage correction or leveling course

If your parking lot currently has large areas covered by water and extensive puddles due to improper grade, the problem needs to be corrected before paving. You can do this by installing an asphalt leveling course to shim low spots. The contractor can shoot elevations using a laser grade system and direct the milling crew during ‘profile milling’ to influence the grade and improve drainage. The cost of drainage is usually quote-per-project after a detailed site evaluation by a qualified paving professional.

Type of company

Which company is doing your parking lot paving? The industry is filled with companies which want to make a quick buck. They do so by using inferior workmanship and materials. Their end game is to increase their profits while cutting corners. The most popular way of doing this is by installing less asphalt than required. Less than a year later, when your parking lot asphalt starts cracking, you will discover that they installed less asphalt than proposed. How can you identify such outfits? They tend to ask for large deposits upfront. They do this because they do not have enough capital and credit to buy raw materials. To avoid this pitfall, ensure that your check is made out to a business, not an individual.

Another factor that affects the price of paving your lot is job accessibility. Is it easy to transport heavy equipment to and from your property? Additional factors include ease of paving and work schedules. Dykes Paving has sufficient equipment and manpower to pave your parking lot. Contactors from Dykes are professional. Contact us today for a quote.

Create A Welcoming And Safe Environment For Consumers

People are more likely to visit your establishment and spend money if you work hard to create an exterior environment that is both warm and welcoming. Leaving rubbish out in front of your business tells people that you don’t care about what they think or about how comfortable they are when leaving their cars.

Limit Your Company’s Impact On The Natural Environment

Not all of the debris that accumulates in parking areas is biodegradeable or safe for the environment. Metal particulates, hazardous chemicals and other potentially dangerous debris can be kept from washing into local waterways through ongoing maintenance. With visible efforts to show locals that you care about the environment, you can build a better and more appealing brand.

Eliminate Trip And Fall Hazards

Companies have a higher likelihood of personal injury lawsuits when their parking lots are dirty. Massive amounts of debris can make paved surfaces difficult to navigate both by car and on foot. Cleaning litter up will eliminate trip and fall hazards and reduce the occurrence of driving accidents on your property.

Improved Drainage Will Extend The Lifetime Of Your Asphalt

Accumulations of debris can block nearby drainage systems causing water to pool on paved surfaces. Standing water will expedite the breakdown of the asphalt in your parking lot, thereby increasing the frequency with which these surfaces need to be replaced. Litter removal will free up drainage systems; and keep your paved surfaces clean, dry and less likely to sustain an undue amount of wear and tear.

Routine Maintenance Will Limit The Presence Of Pests

The garbage that is tossed in your parking areas can be very attractive to pests. Cleaning this mess up will limit the presence of rodents, raccoon, stray cats and dogs and a host of annoying insects. If allowed to feed these pests can:

• Cause extensive property damage by building nests and chewing holes in structural materials
• Scare your customers off
• Create health violations
• Produce massive populations that prove very difficult to get rid of

Limit Surface Erosion

Sweeping up abrasive debris will additionally reduce ongoing wear and tear on your paved surfaces that will gradually take a toll. Much like standing pools of water break asphalt down, the friction that is caused when vehicles are driven over abrasive materials will diminish the structural integrity and overall appeal of your parking area.

Keeping your parking lot clean will help you attract and retain more customers. It will also allow you to preserve the value, appeal and integrity of you property exterior while protecting the environment and preventing pest problems. If your parking lot isn’t in top condition, it’s time to hire a contractor from Dykes to put this area in order. Contact us right now to get the help you need.

While some of the safety hazards of parking lots are inescapable and others can be minimized by implementing better traffic control measures and educating employees on parking lot safety practices, other safety hazards are caused by poor pavement conditions. Resurfacing or rehabilitating a deteriorating asphalt surface is a necessary maintenance expense that will greatly reduce the risk of injury and property damage on your company’s parking lot.

The upper layer of asphalt on your parking lot is designed to flex under pressure and deflect weight load to the supporting layers below it. When long exposure to heavy pressures create ruts or uneven surfaces, these dips can lead to further deterioration. They can also cause trips and falls, for even a height difference of a half inch is enough to cause a pedestrian to lose his or her balance.

Early Stage of Asphalt Decay

Small fissures lines, larger cracks, and occasional pot holes will also begin to develop as the pavement surface is worn by year after year of weather and vehicle traffic. These early stages of asphalt decay can only lead to more serious weakening later on. Once the lower layers begin to crumble, the pavement will have to be entirely rebuilt, at least in those areas where the support structure has been compromised.

As the asphalt wears, it can lose its surface friction, which increases the chances of vehicles sliding and colliding. As the pavement becomes more and more dangerous, drivers will become more and more distracted with navigating around bumps and potholes, which only increases the chances of an accident. By filling in eroded areas and overlaying the entire parking lot with a fresh coat of asphalt, you can reduce parking lot safety hazards to an absolute minimum.

Hot-Mix Asphalt

Most resurfacing involves laying down hot-mix materials, which include stone, gravel, sand, and liquid asphalt. Optionally, you can also insert a layer of moisture-resistant fabric between the old and new asphalt to add extra strength. Hot-pour resurfacing can extend the life of pavement for 16 to 20 years, and will greatly reduce the risks involved in walking or driving through your company’s parking lot.

If your pavement’s safety level is getting low, Dykes Paving, a local Atlanta pavement restoration company, offers excellent parking lot resurfacing and rehabilitation services. We have experienced personnel necessary to quickly transform your parking facility into a much less accident-prone environment. Contact us today and your new, safer parking facility will cure and be ready for use within a few hours of application.

Water allowed to stand for lengths of time in one place will eventually find a way to the subsoil. Working with oxygen and UV rays, the combination will begin to cause cracks in the pavement and the water will seep through. Eventually this will weaken the soil foundation beneath, thus causing more damage to the pavement.

Three things happen to water on a parking lot surface. Some water is absorbed, some evaporates and the rest will flow from high points to low points, if possible. Ideally the flow from high to low takes the form of “sheeting”, which is a wide film of water flowing to a low point. If the water reaches a level point, this sheet of water may result in a pool. According to one source, the Virginia Asphalt Association, paved surfaces in a parking lot should have a slope between 2% and 5% to drain adequately. A 1% slope is generally recommended as a minimum.

Also large areas of standing water create a safety hazard for cars and pedestrians. For businesses that rely on the parking lot, the financial impact can be enormous.

And widespread damage to the pavement, when neglected, can mean a significant repair expense for the parking lot owner.

The main objective for the paving company is to create a strategy to move all water to storm sewers, culverts or other channels and away from the parking lot surface as quickly as possible. This will result in a longer life for the lot and lower cost of maintenance for the owner.

Besides protecting against rainfall, the designer must also consider runoff from irrigation sprinkler systems often placed in parking lot islands.

According to the website, there are three principal means to prevent water accumulation and infiltration in parking lots. These are:

1. Impermeable HMA (Hot Mix Asphalt) is properly compacted to minimize air voids. If the smallest crack should appear, it should be completely repaired.
2. Slope, as mentioned already, should quickly allow water to sheet flow to a drain or other construction to carry the water away.
3. Grade of curbs or gutters must be designed to bring all the water to a central collection point such as a detention pond or catch basin. A generally accepted minimum standard grade is 0.5 percent.

Environmental concerns are a consideration. The water channeled from the parking lot must minimize any effect on the natural balance of the area and  avoid any negative impact on surrounding properties.

Localized areas of pooling can be fixed without exacting enormous cost. Dykes Paving uses a unique technique called “asphalt skin patching”. As long as the subsurface has not been damaged, Dykes can employ a three step process which covers any damage and raises the level of the area to facilitate drainage. The three steps are:

1. Clean and apply a tack coat for adhesion
2. Apply a new coat of asphalt and fix with a vibrating compactor.
3. Feather or blend the edges to create a smooth service with the existing pavement.

Whether you are installing a new surface or repairing an old one, Dykes Paving has over 45 years of experience to back up the promise of a professional, attractive and long-lasting job. They understand potential problems with every paving situation and know how to avoid them.

Atlanta businessman Ted Turner is not afraid to take on a new challenge. Fortunately for Atlanta, this native son had a two acre parking lot on Luckie Street in downtown Atlanta. Next door was Turner’s business complex, comprised of Turner Enterprises, the Turner Foundation, a Ted’s Montana Grill – and Mr. Turner’s own Atlanta home.  Turner used the space to create one of the first solar parking lots in the country – and he may be on to a good idea.

There are many benefits to sun-powered parking lots, including the fact that they generate  energy to charge electric cars and help to shield parked cars from the brutal Atlanta sun.  Turner’s plans for the solar parking lot also include using the solar power generated by it as the energy source for the building complex, including Ted’s Montana Grill. So far, Turner’s parking lot project has been as “green” as can be – he did not allow any trees to be cut down during construction. You can see the parking lot, named the “Luckie Street Solar Project,” at 157 Luckie Street NW, Atlanta.

A Contribution from the NFL?

When you think of organizations with an interest in the environment, the NFL probably isn’t the first one that comes to mind. But the NFL’s  Washington Redskins, recently covered an astonishing 841 parking spaces at the FedEx Field in Maryland with solar units. The stadium now receives 20% of its game-day energy needs from solar sources. Even more impressive, the stadium can meet all of its energy needs from solar sources on non-game days!  And the NFL is not alone.  Rutgers University of New Jersey is spending an estimated $40.8 million to develop 32 acres of solar lots on its Livingston, NJ campus. Rutgers says it expects to save around $28 million in energy costs over two decades.

Solar Carports

Unless you’re a millionaire, you probably can’t embark on your own solar parking lot building project. But not all of the solar-centric projects taking place today are on the scale of a commercial parking lot. Some groups are thinking smaller, in the form of individual solar carports. It is not hard to image the positive impact to the environment should solar carports become popular nationwide. That could be another nationwide change brought to us by the Atlanta businessman who created CNN.

How it Would Work

While it seems implausible at first, it actually makes sense when you think about it. Instead of just putting down regular roads, the Brusaw’s idea is to put down solar panels. Once in place, the solar panels would be able to generate electricity and feed it into the grid.  Drivers of electric cars could get a charge as they drove. The use of asphalt, which requires large amounts of oil in its production, could be greatly reduced or even eliminated altogether, making for a greener world all around.

Safer Travels

In addition to being an environmentally-conscious idea, the Brusaw’s idea may also create a safer driving experience. They envision the solar panels serving double-duty as LED screens, which could display road signs, warnings, and other information. Sounds impossibly futuristic? Perhaps. But imagine how useful it would be to have traffic and other information displayed on the road in front of you!

Starting Small

This is one idea that is going to take some time. The Brusaw’s first step is  creating walking paths, bicycle paths, and parking lots that feature solar panels in their design. Putting down solar roads in these locations would serve as a testing ground to see just how this brilliant little idea fares in the world. If things go well, they hope to partner with a company to expand their idea to major roadways.

How Does a Solar Panel Road Work?

While the Brusaws are still working to perfect their panels, they’ve got a pretty good design down pat already. Each solar panel has a tough outer layer that’s made of thick glass and that holds the actual solar panels in addition to their lighting and heating units. That layer sits on top of a layer containing the control device that enables the panels to turn on the lights and that sends information to the panels. Finally, there’s a third layer that takes care of sending the electrical current to homes, electric car chargers, and more.

The Pilot Project

The state of Idaho recently awarded the Brusaws a $750,000 grant to put their idea into action. The couple has already created a solar parking lot in Sandpoint, Idaho, which is currently undergoing testing. If things turn out as the Brusaws hope, this parking lot could be the start of something very big. You can learn more about this project on the Solar Roadways website.