Asphalt Milling and Parking Lot Paving project details coming soon from a recent project near Rockville MD – Stay Tuned!
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WHY CHOOSE US
In Gaithersburg MD, the American Asphalt Paving Co is the trusted asphalt paving and restoration company for the area. We serve all communities around Baltimore MD and Washington DC with high quality parking lot paving and pavement maintenance and restoration, and we’ve been doing it for over forty years.
Our paving experience means we know everything there is to know about concrete and asphalt. Let the American Asphalt Paving Co experts answer your pavement questions.
What’s the Difference Between Blacktop and Asphalt Paving?
This is one of the most often asked questions, and the answer is relatively simple: blacktop is a type of asphalt, and they’re both made from tar and petroleum products. Blacktop is more often used on roadways because it’s meant for high traffic areas.
Benefits of Asphalt Paving
Flexibility of Pavement
Both blacktop and asphalt are made from tar, which can bend and flex under the weight of vehicles. This keeps it from cracking, and allows your pavement to better withstand wear.
Durability of Asphalt
Because of this flexibility, asphalt paving is long-lasting. With proper maintenance like yearly sealcoating, asphalt parking lots or roadways can last for decades.
Cost-Effectiveness of Blacktop Asphalt
Asphalt is also very cost-effective to install, as compared to other paving types like concrete or stone. Pavement maintenance services are also good investments, with low initial costs and long-lasting value.
If you’re considering asphalt pavement for your commercial property in the Gaithersburg MD area, the American Asphalt Paving Co is the trusted local paving company. Our pavement experts can help you with all your pavement needs.
The American Asphalt Paving Co, Frederick MD’s trusted commercial paving company, wants to help our local property owners keep their pavement safe and looking good. One of the best ways to do this is with an asphalt sealcoating. Applying a sealant to your asphalt parking lot creates a new surface, replaces important oils in worn asphalt, and protects the surface from wear and weathering.
Factors Affecting the Cost of Parking Lot Sealcoating in MD
- Site Preparation – Depending on the state of the asphalt, your parking lot may need professional cleaning or minor repairs before a sealcoating can be applied, and these services affect the cost.
- Size of the Parking Lot – Most asphalt paving services are charged by the square foot, so the size of your commercial parking lot will obviously affect how much your paving contractor charges for the job.
- Parking Lot Layout – While the square footage matters, a parking lot with islands or a twisting layout means sealers can only be applied by hand, which costs more than spraying equipment.
Average Costs of Parking Lot Sealcoating in Maryland
Nationally, the average for applying a coal tar emulsion or asphalt based sealer to a parking lot is $0.15 to $0.25 per square foot.
Frederick MD’s Commercial Sealcoating Experts
The American Asphalt Paving Co wants to help our local commercial property owners protect their pavement investment with asphalt sealcoating without breaking the bank. We’ll consult with property managers to find the most cost-effective pavement services, offer transparent pricing, as well as work quickly to minimize your business interruption.
The American Asphalt Paving Co is Baltimore MD’s premier commercial paving company because we understand all the design considerations for that surrounding asphalt paving and parking lot paving projects. Many contractors will cut corners and not install the proper thickness of asphalt, which leads to pavement deterioration. Here’s how asphalt thickness affects your parking lot.
Importance of Proper Parking Lot Asphalt Thickness
While asphalt is flexible and perfect for handling heavy loads, it needs to have the right structure to support heavy vehicles like trucks or forklifts. Areas like dumpster pads, loading zones, entrances, and exits need thicker asphalt pavement to support this kind of heavy traffic. Parking lots are also especially vulnerable to cracking and deterioration if the asphalt is too thin because they are subject to high traffic as well as heavy loads from vehicles sitting on the pavement for hours.
How Thick Should Parking Lot Asphalt Be?
While driveways and walkways can be long-lasting and durable with only 2” of asphalt thickness, commercial pavement needs to have much thicker asphalt installed. For lighter duty parking lots, paving professionals recommend at least 4” of hot mix asphalt on top of a compacted gravel base. For heavy traffic commercial parking lots, an asphalt thickness of at least 7” is best.
Get Professional Asphalt Parking Lot Design
The American Asphalt Paving Co, Baltimore MD’s most experienced commercial paving company, loves helping our local property owners get the best pavement for their needs. We want you to have a parking lot or industrial pavement that won’t break or crack and lasts for decades. Contact us for more information on how we can help.
We recently completed an extensive Parking lot construction project here in town. Stay tuned for more pictures and a detailed description.
Stay tuned for a detailed description and photo’s of a recent Parking lot repair project.
To Seal or Not to Sealcoat your Parking Lot
“Does seal coating really protect my asphalt parking lot surface?” Good question! It’s one we hear A LOT (no pun intended) and by the end of this article we hope to answer that for you. But first, we need to consider a few things. There are three key factors that will let us know us if your parking lot is eligible for a seal coating application or not: Condition, Age & Cost/Benefit.
Three Key Factors of parking lot sealcoating:
1. CONDITION OF PAVEMENT
Bitumen is the binder which holds the asphalt in your surface together. Over time, the bitumen in the asphalt will begin to break down and the asphalt itself will begin to ravel (come apart). The length of time it takes to break down depends on several factors including amount of traffic flow, age, asphalt mixture ratios and exposure to harsh environments. When evaluating a parking lot for seal coating we must first identify the parking lot as one that is fairly early in its life cycle, free of major cracks & repairs, and still has a strong bond between the bitumen binder & the asphalt stone.
2. AGE OF ASPHALT
If the parking lot is more than 10 years old and has never been seal coated, than likely, the bitumen on the surface has broken down significantly and the asphalt has begun to unravel. If the parking lot is 10 years old or more, the seal coat will have very little effect on protecting the asphalt.
The older the asphalt surface, the more often the surface must be seal coated in order to maintain the beautiful jet black look that every parking lot owner desires. Over the years, layer after layer of dirt, oil, antifreeze and debris have settle into the cracks and crevices of your asphalt surface. This makes it very difficult for the sealant to bond. After a few years of heavy traffic, the beautiful black will have returned to its original color. Or even worse, it only shows thru in some areas giving an undesirable contrast from gray to black. This tells us that in order to reap the benefits of seal coating, it must be done relatively early on in its life cycle.
3. COST/BENEFIT ANAYSIS
Property managers and business owners are always looking for ways to make their properties or storefront look more aesthetically pleasing – but at what cost? Seal coating for cosmetic updates should never take the place or structural and safety concerns. If the asphalt is breaking down badly and the surface is nearing the end of its life, perhaps rolling those funds into major repairs in the future would be more economical. However, if the parking lot is fairly new, seal coating along with crack filling can be an excellent way to improve the look of your parking lot.
CONCLUSION
In conclusion, it is important to understand that seal coating will not restore or repair an asphalt parking lot. It will, however, make your property look more aesthetically pleasing for your customers and patrons. For more about seal coating and crack fill, see the Ultimate Parking Lot Maintenance Plan.
Need an asphalt paving contractor in the greater Baltimore/DC area? Call us now for a free evaluation of your asphalt paving surface! 410-477-4406
HOW TO: Choose an Asphalt Paving Contractor for Your Parking Lot
So you are a contractor, builder, property manager or business owner and you need to choose a commercial asphalt paving contractor for your parking lot. This can often be an overwhelming and difficult task. But with our help, you will be able to choose your asphalt paving contractor, or other contractors, with confidence and establish a relationship that lasts for years to come. So what are some attributes to look for when selecting an asphalt paving contractor?
1. Your Asphalt Paving Contractor should be CAPABLE
When choosing an asphalt paving contractor, it is important to choose a company that is capable of providing you with exactly what you need – and more. Once a trusted relationship is established, you may need someone you can count on to provide additional services in the future. By selecting a contractor who is capable of maintaining all of your parking lot needs, you will save yourself time, money, and a lot of headaches.
2. Your Asphalt Paving Contractor should be COMPETENT
Your asphalt paving contractor should be knowledgeable on parking lot design, as well as local requirements and codes, and should be able to provide you with information and resources that help you plan for future and current projects. Seek a contractor who excited to educate you on asphalt paving and parking lot maintenance. A good contractor should be able to help you determine exactly what you need and why.
3. Your Asphalt Paving Contractor should be COMMITTED
An asphalt paving contractor should be committed to you and to excellence in performing his or her work. A committed contractor is one who prioritizes your needs while paying close attention to each aspect of the job. Call a few names on their reference list and ask if the asphalt paving contractor follows thru and stands behind their work.
4. Your Asphalt Paving Contractor should be CURRENT
A professional asphalt contractor should be current on technological advances in the asphalt paving industry. Paving equipment and materials have come a long way in the past 20 years and are constantly being innovated. Don’t be afraid to ask questions to be sure that your asphalt paving contractor is using the proper equipment and materials – it could make or break the job!
5. Your Asphalt Paving Contractor should be CERTIFIED
A reputable asphalt paving contractor should be certified and properly insured for the job. Look for contractors who are members of well-known associations and who have done work for other companies that you know and trust. Your contractor should happily provide you with an organized list of references. Online reviews are also an excellent way to see what others are saying about a contractor’s work.
6. Your Asphalt Paving Contractor should be COMMUNICATIVE
Most business contractors understand that communication is one of the most important attributes of a business relationship. Choose a contractor who is easy to get a hold of and encourages you to contact them. If you have difficulty contacting your contractor during the initial stages, terminate them from your short list. A communicative contractor will keep you well informed throughout the entire process and welcomes your feedback.
7. Your Asphalt Paving Contractor should be in your COMMUNITY
If possible, choose a contractor who is local to your community. Local asphalt paving contractors should have an extensive knowledge of codes and requirements that pertain to your parking lot. The soil can change drastically based on your geographical location. A method that works in one state or city may not work in another. Be sure to select an asphalt paving contractor who knows your area.
Now that we know what to look for in asphalt paving contractor, let’s get started! Establish a list of contractors that you feel may be right for the job. Online is always a good place to start. Visit each potential contractor’s website and view their services and previous work. This should narrow your search down even further. Once you have established a short list, call and ask a few questions.
These are the questions we recommend asking:
- CAPABLE – Which jobs have you worked on that are similar to mine? What other services do you provide? Will you be sub-contracting any portion of the work?
- COMPETENT – How long have you been in the asphalt paving industry?
- CURRENT – What specific type of equipment and materials will you be using to complete my project?
- COMMITTED – Do you have any other projects going on that will interfere with the completion time of my own project?
- COMMUNICATIVE – Could you please provide me with your direct contact information?
- CERTIFIED – Can you provide proof of insurance and licensing? Could you provide a reference list?
- COMMUNITY – What jobs have you done recently that are in my area? Are you well versed in the local requirements that pertain to my area?
Once you have selected a few contractors and received some quotes, be careful of choosing the lowest price. If you receive a bid that is significantly lower than the rest, this contractor is likely cutting corners somewhere along the way. Never let pricing guide your decision making. If you have to, wait until you have the ability to choose the contractor that you trust.
For more articles for property managers, business owners, and contractors, please visit www.theamericanasphalt.com/articles
The Ultimate Asphalt Maintenance Plan
A comprehensive guide for evaluating, budgeting, planning and taking action
What is asphalt maintenance and how is it beneficial to me?
Asphalt Maintenance is the process of preserving your asphalt surface in order to maximize its life span. If implemented correctly, an asphalt maintenance plan will save you thousands of dollars in future repairs and keep your parking lot (or other asphalt surface) looking up to par. We will guide you thru the process from evaluating the current state of your asphalt surface to budgeting and implementing a comprehensive maintenance plan.
PAVEMENT MAINTENANCE: UNDERSTANDING DIFFERENT TYPES
By understanding the different phases of asphalt maintenance, you will be able to evaluate and budget accordingly. This is also a measure of urgency. There are three main types of asphalt maintenance:
1. Preventative Parking Lot Maintenance $ – keeps problems from emerging (not urgent)
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Seal Coating
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Minor Crack Fill
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Line Striping
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Minor Patching
2. Corrective Parking Lot Maintenance $$ – corrects problems that have emerged (urgent)
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Major Crack Filling
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Pot Hole Repair
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Sink Hole Repair
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Patch Repair
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Spot Mill & Overlay
3. Major Asphatl Repairs vs Rip Out & Replace
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Major Patch Repair
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Asphalt Milling & Overlay
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Paving Fabric
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Remove & Replace
Preventative Maintenance is used to keep problems from emerging, while Corrective Maintenance corrects problems that have already emerged. Preventative Maintenance should be done routinely, whereas Corrective Maintenance is done on an as needed basis. If Preventative Maintenance is done properly, it should keep the costlier Corrective Maintenance issues from arising. Eventually, the asphalt surface will corrode entirely and Major Repairs will be necessary. These repairs are necessary and can be very costly, especially if an asphalt maintenance budget has not been implemented.
EVALUATING FOR ASPHALT MAINTENANCE
The best time to evaluate your surface is in the Spring and Fall. By evaluating in the Fall, you will be able to start budgeting for the coming year’s repairs and have a good idea of what types of maintenance need to be done. If there are issues which need Corrective Maintenance, you will still have time for emergency repairs before winter arrives. The most important evaluation is in the Spring. Since you have already been budgeting for future repairs since Fall, you can now begin to collect estimates and identify any other issues that may have been created over the winter.
PLANNING FOR ASPHALT MAINTENANCE
Once evaluated, it is time to make a list of items by order of importance and start planning which items to take action on. Corrective Maintenance issues should be at the top of your list. These are issues that if left unattended could create further damage to your surface or even worse, safety issues. Preventative Maintenance items should already be on your list since these are things that should be done routinely. Once you have established a list by order of importance, it is time to create a budget.
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BUDGETING FOR ASPHALT MAINTENANCE
Budgeting can be a very complicated task, especially when you have no idea of what repairs may cost. To help you figure out how much to save, we have developed a few budgeting tools that will get you started in the right direction.
Preventative Maintenance (2-5 years) = Total Square Yards x $2.00
Corrective maintenance (2-5 years) = Total Square Yards x $5.00
Future Major Repairs (15-30 years) = Total Square Yards x $20.00
Every situation is different and may require significantly more funds depending upon the size of your parking lot, the amount of vehicle traffic, or exposure to harsh environments. However, we recommend using these formulas as a good starting point for allocating funds to parking lot repairs.
TAKE ACTION
You have evaluated your lot each Spring and Fall, and have been budgeting over a period of time for maintenance. Now you are ready to take action! Early in the spring, call an asphalt paving contractor, or contractors, that you trust and have the surface evaluated by a professional. We recommend getting three bids. Lastly, seal the deal. Remember, always use the paving contractor that you trust – not the one with the best price.
WE CAN HELP YOU SETUP A COMPREHENSIVE ASPHALT MAINTENANCE PLAN
If you follow our Comprehensive Asphalt Maintenance Plan, we are confident that you will increase the life of your asphalt significantly, and will always have the funds to make costly repairs when necessary. Start now!
Need an asphalt paving contractor in the greater Baltimore/DC area? The American Asphalt Paving Company is here to help. Call us now for a free evaluation of your asphalt paving surface! 410-477-4406
