1. Can you provide solutions, a scope, and/or a budget for my property’s parking lot needs?
Absolutely! We would be more than happy to send one of our experts to meet with you and assess your parking lot needs. We strive to provide our customers with the best solution for their individual needs whether for the current year or multiple year solutions/budgets.
2. What causes asphalt to fail?
From day 1, asphalt begins to break down from the sun, rain, and load (traffic). The primary cause of failure is the permeation of water into the asphalt base. When water enters the base of the pavement, the base material is displaced and settles leading to further cracking and a depression in the surface. As water gathers in the depressed area, the asphalt deteriorates and becomes unstable. At this point, removal and replacement of the old asphalt is often the only solution. Over time all asphalt degrades naturally due to oxidation (and the breakdown of the surface. As water penetrates the asphalt it begins to speed up the failure process. Many times if the original asphalt is not constructed to meet the load placed on it (heavy trucks, etc.) it may fail quicker as well.
3. How long before the new asphalt can be driven on?
Ideally 24 hours but it can vary depending on the location of repairs and type of traffic.
4. Will my tenants be interrupted or business shut down during production?
As with any project in an occupied area or space there may be some disruptions. We plan around your tenants’ and clients’ needs to ensure minimal disruption, maximum safety, and the highest quality work.
5. What size asphalt projects do you perform?
We will help you with any size project you need – from the smallest pot hole, patching and repairing, to installing an entirely new parking lot. Our experience, scale, and the fact we self-perform allows us the ability and flexibility to respond to any size project for our customers. Our experts also have experience working with engineers, architects, and county officials on large projects.
6. How long should my new asphalt parking lot last? When should I sealcoat it?
Asphalt, like any other material, has a finite life and starts deteriorating from the day it is put down. The good news is it’s a long term proposition and can last 15 to 20 years and in some cases longer if properly constructed and maintained. The key word here is properly! Poorly constructed or improperly maintained pavement may last half that long. One measure of maintenance is crackfilling and sealcoating. Sealcoat should be applied within the first 1-2 years after being put down, and then every 3-5 years afterward. If not, it will likely only add “curb appeal” to your lot and have no preventive effect.
7. What does 1.5″ compacted asphalt mean?
When 2” of loose asphalt is initially put down, “1.5” compacted asphalt” refers to the finished depth of asphalt after rolling occurs.
8. What are the various types of asphalt repair?
- Base Patch – This is only done during an edge mill and overlay. We repair the base asphalt after the surface is removed and prior to the new surface going down. After we remove the surface coarse, the base coarse is exposed. Any damage to the base coarse needs to be cut out and repaired prior to the overlay.
- Full Depth Repair – Full depth repair is when we cut out asphalt all the way down to subgrade and repair both the base coarse and the surface coarse of the damaged asphalt.
- Mill patch – Mill patching is when we do a partial depth mill of the parking lot and repair the damaged asphalt. This is typically only used to fix surface cracking.
- Edge Mill and Overlay – Edge milling is a way to overlay a parking lot and tie the asphalt in properly to the gutter for suitable drainage. When edge milling, rather than milling the entire lot, we only mill the old asphalt at the edge of the curb and gutter. An edge mill and overlay is typically only used in parking lots that have proper fall to allow for good drainage within an additional layer of asphalt on top. The overall result is a stronger parking lot at a potentially better value.
9. How does the weather affect scheduling paving operations?
Laying new asphalt is temperature and weather driven and dependent on the type and extent of the repairs. Temperatures should typically be 50 degrees and rising. Asphalt should not be laid in wet weather conditions. Asphalt can be applied year round provided temperature and ground conditions are adequate. PCM Services’ asphalt team monitors weather daily and will ensure proper communication and planning occurs when weather may delay operation or affect the quality of work.
10. Can you do off hour or weekend asphalt paving work? Is there a difference in cost?
Yes we are a 24/7/365 service company. We will be there whenever you and your tenants need us. With asphalt it can be tricky as to when on weekends the asphalt plants are in operation. So, depending on the situation and need, there may be occasional additional costs to open the plant during off-hours.
11. Do you do portfolio bids for multiple properties that have asphalt repair needs? What kind of value might there be if so?
Yes we do this for many of our customers and it provides a very good value for them (discount). We are happy to walk all of your properties and assess each property’s needs and cost, and then apply a discount if all of the work is done across the portfolio.