Asphalt parking lots are a crucial aspect of any commercial property, as they provide safe and convenient spaces for customers, employees, and tenants to park their vehicles. However, like any other structure, asphalt parking lots are susceptible to damage over time due to various factors. These damages not only affect the aesthetics but also pose potential safety hazards if left unattended.
In this blog post, we will discuss some of the most common factors that can negatively affect your asphalt parking lot and what you need to know to keep it in optimal condition.
The Silent Threat: Understanding Asphalt Deterioration
High-quality asphalt is meant to last for 20 to 25 years but its lifespan depends on several factors; environmental conditions, regular use, and proper installation can all affect the longevity of an asphalt parking lot. Below, are some of the main factors that can cause asphalt deterioration.
Environmental Factors
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Water Infiltration:
Standing water is asphalt’s worst nightmare. Pooling water from rainfall or clogged catch basins will seep into tiny cracks in the asphalt surface and make their way to the underlying base. As the water freezes and thaws, it creates depressions and potholes in the asphalt.
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Sun Exposure:
The powerful ultraviolet radiation from the sun oxidizes the oil found in asphalt mixtures. This causes the asphalt to become brittle and weaken as it breaks down. Using a sealant helps to protect the asphalt by acting as a barrier from the sun and water.
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Extreme Temperatures:
The expansion and contraction that occurs in the asphalt due to temperature changes can lead to small cracks that eventually turn into larger ones. In addition, extreme heat can cause the asphalt to soften, making it easier for heavy vehicles to leave tire tracks or damage the surface.
Traffic and Use Factors
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Heavy Traffic Loads:
The heavy weight of vehicles, particularly commercial equipment and delivery trucks, can deteriorate asphalt and cause rutting and cracking. Common areas such as entrances, exits, and loading zones may also develop wheel paths in the asphalt surface from frequent traffic.
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Sharp Turns and Braking:
Manoeuvring a vehicle around sharp turns or forceful braking can cause the asphalt to shift and warp. This stress on the asphalt can accelerate the deterioration and cause cracks and potholes.
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Poor Drainage:
Without proper drainage, an asphalt parking lot will quickly deteriorate as pooling water causes the sand, rock, and binder in the pavement to break down. Water infiltration can lead to erosion under the asphalt surface over time.
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Improper Maintenance:
Asphalt parking lots require regular inspections and scheduled maintenance. Without regular maintenance, minor issues such as small cracks can develop into potholes and cause severe deterioration of the asphalt surface.
Surface Deterioration
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Faded Surface Colour:
Time, the sun, and weathering can all cause the asphalt to lose its radiant appeal. Faded asphalt is not necessarily a safety concern as much as it is an indicator that the composition could be weakening.
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Faded Line Markings:
The same elements that make asphalt fade also affect the coloured line markings that are applied to parking, crosswalks, and roadways. Faded line markings are a safety concern for motorists and pedestrians and should be repaired sooner than later.
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Cracks and Potholes:
One of the first signs of asphalt deterioration is cracks and potholes. Wear and tear and weather conditions, including temperature fluctuations, can transform small cracks and crumbling asphalt into dangerous tripping and driving hazards.
External Factors
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Chemical Spills:
Oil, gasoline, and other fluid leaks can damage the surface of the asphalt and seep deep into the crevices, destroying the binder and aggregates. De-icing agents can also damage an asphalt parking lot.
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Vegetation Growth:
Trees, shrubs, and plants enhance the aesthetic appeal of a commercial property. But if the vegetation is planted too close to the asphalt, large roots can cause cracks or lift the asphalt.
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Improper Installation:
There’s a science to mixing asphalt and applying it in parking lots. If it’s not installed correctly, the edges could crumble and the foundation could weaken prematurely.
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Construction Activities:
Construction projects often require heavy vehicles and equipment to drive around the asphalt parking lot. The continuous use of machinery can weaken the molecular structure of the asphalt.
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Animal Activity:
Small animals and rodents may be attracted to commercial properties, especially those in the food industry. They can cause small holes in an asphalt parking lot as they search for food, water, and shelter.
Proactive Action: Strategies to Protect Your Asphalt
- Regular Inspections: Regularly inspecting your parking lot, including the edges, can help you uncover minor discrepancies that could lead to damage.
- Proper Drainage: Installing proper drainage on your commercial property can help you reduce the risk of water infiltration.
- Sealcoating: Applying a sealcoat once every two to three years creates a protective barrier against environmental factors including water damage.
- Weight Restrictions: Reducing the number of heavy vehicles that enter your parking lot or switching up the flow of traffic can protect your asphalt from wear and tear.
- Proper Maintenance: Scheduling regular asphalt parking lot maintenance and repairs can extend the lifespan of your parking lot.
Protect Your Parking Lot with Sure-Seal Pavement Maintenance
If you’re looking for commercial pavement maintenance, trust the leading paving contractors at Sure-Seal Pavement Maintenance Inc. We perform assessments, installation, repairs, and maintenance services for small and large properties year-round.
Contact us by phone at 416-410-3705, email info@suresealpavement.com, or use our form to schedule an onsite free consultation to see how our services can extend the life of your asphalt.