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.
A step by step guide to evaluating your parking lot
The weather is heating up and Spring is officially upon us. Now is the time to spring into action and get things done around your parking lot. But where to even begin? Don’t worry, we are here to help! Our four step process along with our free Parking Lot Check List will help guide you along, step by step.
1. Inspect
The first order of business is to do a thorough inspection. Grab a clip board, a pen, and our Parking Lot Check List and walk the entire parking lot on a sunny day. During this walk thru, you will be looking for issues that are in need of repair. Big or small, write them down. Cracks or Potholes in the asphalt, faded parking lines, damaged signage or fencing, broken concrete and overgrown vegetation are just a few of the things to look for. Oh – and don’t forget to wear a safety vest!
2. Prioritize
Once you have compiled a list of things that need repair, take a deep breath and begin to prioritize. Starting with the number one, place a number beside each item in order of importance. This could take a while, but it will pay off later. First, look for items that could present a potential safety or liability issue. These items include tripping hazards, slippery surfaces, and pot holes. Next, look for items that are in need of aesthetic or structural repair and number your items accordingly.
3. Prepare
Now that you have a prioritized list together, choose items 1-5 (or more) and collect estimates for each of these items. This may be as simple as making a few phone calls since your local asphalt paving contractor should be capable of handling all of these needs. Once you have received pricing, it is time to budget. Figure out how much money you have to spend and once again, go thru these five items and choose the ones that you can afford to repair. If you cannot afford to repair all of the items on your list, now is a good time to begin budgeting for the upcoming fiscal year.
4. Repair
The inspection is done, the repairs have been prioritized, and you have prepared a final list of items to be completed. Now it’s time to get it done! Call up your local asphalt paving contractor and schedule the work to be completed.
Need an asphalt paving contractor in the greater Baltimore/DC area? Call us now for a free evaluation of your parking lot or other asphalt paving surface! 410-477-4406
“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
After more than 40 years at the Beachwood Road property, we knew it was time to expand. In the fall of 2017, we were approached with an opportunity to move into a property that would meet our capabilities and give us room to expand operations. After careful consideration, the property was purchased and renovated. We are now the proud new owners of 1100 N Macon Street, Baltimore, MD 21205 and have officially moved in just in time to kick of the 2018 season. We are excited to call this new facility our home and believe it will allow us to serve our customers and our city to our fullest potential.
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.
How to Identify Cracks that Need Repair in Your Parking Lot
Spring is on the horizon and it is officially time to begin evaluating your asphalt parking lot or roadway for repairs. And if you are wondering…YES! You should be doing this every year. Unfortunately, many business owners or property managers don’t know what they are looking for on their parking lot or asphalt surface. Our goal is to help you understand how to identify issues with your parking lot that may be in need of repair. By understanding when your asphalt surface is need or repair, you will be able to identify these issues early on and potentially save thousands of dollars in future repairs.
In order to properly address the problem areas on your asphalt surface, we need to know exactly what is going on. To discover these issues, we must ask ourselves a few important questions:
WHAT types of cracks are we dealing with?
WHY did the asphalt crack?
HOW do we fix the cracks?
Read below discover our WHAT, WHY and HOW for your asphalt surface!
WHAT TYPE OF PAVECRACKS ARE WE DEALING WITH?
1. Linear Cracks
Linear cracks, also known as longitudinal cracks or joint cracks, are long cracks that run along the surface. Usually surface cracks develop first along the joints. A joint is created each time the paving machine makes a pass across the parking lot and are usually between 8’ and 18’ feet in width. Eventually, these joints will begin to separate and water will settle beneath surface. During the winter, the moisture beneath the surface will freeze and expand. This will put upward pressure on the asphalt surface and begin to cause cracking. If you see linear cracks larger than ¼” inch wide, they must be addressed immediately in order to prevent further moisture and debris from penetrating the surface, creating further damage.
Linear Asphalt Cracks
2. Alligator Cracks
Alligator cracks look exactly how they sound – like the scales of an alligator. Perhaps the easiest type pf cracks to identify, alligator cracks are usually found in high traffic areas. High traffic, heavy loads or interconnecting linear cracks are the top causes for alligator cracking. The excess activity around this area of the asphalt surface will create a significant amount of pressure on the asphalt and eventually it will begin to separate.
Alligator Asphalt Cracks
3. Edge Cracks
Edge cracks are found around the perimeter of your parking lot or roadway. Vehicle tires may come to rest near the edge of your parking lot and begin to push the surface outward, causing cracking. As rain water runs off the surface and over the edges, it may bring portions of the sub-base with it a little at a time. After many years, the outside edges (especially without curb) will become weakened and cracks will begin to form and spread among the surface.
Edge Asphalt Cracks
4. Sink Holes
The easiest way to identify sink holes is by waiting for a heavy rain and then searching the surface for large puddles (bird baths). If the water is deeper than 1/2″ inch in the center over a relatively small area, you may have a sink hole issue. Sink holes are caused by a weak sub-base or heavy loads. Sink holes are not always accompanied by significant amounts of cracking – at first. If left unattended, sink holes can lead to major, costly issues and cracking. Since the sub-base is the most important aspect of a strong asphalt surface, any sink holes must be addressed immediately and seriously.
Asphalt Sink Hole
5. Rutting Cracks
Rutting cracks are usually caused by vehicle tires that are too heavy for the surface or heavy objects that have been sitting for long periods of time. In order to identify rutting cracks, search for indentations in areas where vehicles have sat for long periods of time or where semi-trucks, delivery trucks or trash trucks frequent. Rutting cracks may look innocent but these impressions can transfer into much larger cracks if not addressed.
Every year we deal with property managers and business owners who have been the unfortunate victims of a poorly installed asphalt surface. Due to budget constraints, choosing an asphalt paving contractor with the lowest price can be very enticing. However, many low price contractors often use low grade materials, do not have the proper equipment and cut corners from the subbase to the surface. When an asphalt surface is installed properly, it should last several years before any major cracks begin to form. Regardless of the price, if an asphalt contractor tells you they are the best – don’t take their word for it. Call around to be sure they are who they claim to be and ask to see work they have done in your area.
2. Old Age
Everything in life deteriorates eventually and your asphalt surface and subbase is no exception. As soon as your asphalt surface is constructed it will begin to deteriorate. The earth is constantly shifting beneath the surface which weakens the subgrade. Dirt and water seep below the asphalt, corroding its properties. Over time trees, plants and roots will begin to evade – especially if not contained. Even if your asphalt surface has been installed correctly, deterioration is inevitable and it will begin to crack.
3. Heavy Loads/High Traffic
Heavy loads and high traffic can take an enormous toll on an asphalt surface. If the surface has undergone a tremendous amount of pressure – it will begin to crack. Often times, paving contractors fail to plan for areas that are meant to withstand heavy loads and high traffic. If you have major deliveries, large trucks or heavy equipment driving on your asphalt surface regularly, you have a much higher chance of seeing large cracks develop.
Cracks are typically filled using hot rubberized crack sealant. Hot rubberized crack sealant protects the gaps in your surface from the elements and helps to maintain the bond. In many cases, if the cracks are too large for hot rubberized crack sealant, patching may be necessary.
However, every situation is different. The best solution to your issues is always to call an asphalt paving contractor (or two) that you trust! Most asphalt paving companies are more than happy to come out, walk your parking lot, and offer a solution that is right for you. Preventative maintenance is key with any asphalt surface. You should have your surface evaluated by an asphalt professional every year to identify issues and help you plan for future repairs. Don’t wait until it’s too late. Say no to cracks as soon as they appear and save thousands of dollars in major repairs!
