Asphalt Paving and Parking Lot Maintenance
What are the components of an Asphalt Surfaces?
95% of aggregate rock and 5% liquid binder.
What are some reasons for asphalt pavement failure?
Poor drainage and/or sub surface drainage conditions, repeated heavy traffic loadings, oxidation from the sun, oil, gas, and petrochemical spills.
What are erosive and corrosive substances that damage the asphalt?
Substances such as water, gas, oil, and battery acid can all damage asphalt.
What are the benefits of Seal coating?
Sealcoating protects the asphalt from oxidation and reduces the erosive effects of water. It also protects asphalt deterioration from fuel, oil, and petrochemical spills, and extends the life of your asphalt pavement.
How often should you sealcoat your parking lot?
You should sealcoat your parking lot every 2-3 years, depending upon frequency of use and traffic patterns.
What are types of failure in asphalt pavements?
Fatigue, alligator cracking, potholes, sinkholes, hydrostatic pressure, tree root damage, and linear cracks.
When is a Mix and Mill appropriate?
It is appropriate when over 30% of the pavement surface has structurally failed and when the existing base has failed and needs to be stabilized.
What is an overlay and when is it appropriate?
An overlay is the installation of a layer of asphalt over an existing asphalt surface. An overlay is installed when the existing pavement surface is approaching the end of its design life. You can install it over a geotextile surface to reduce reflective cracking.
After a brand new asphalt is constructed, when should you sealcoat for the first time?
The first application of sealcoat should be 9-12 months after the new asphalt is constructed to maximize the residual binder and reduce long-term effects of oxidation and surface damage from petrochemical spills.
How much does it cost to pave an asphalt parking lot?
On average, asphalt paving for parking lots can cost anywhere from $2.50 to $7.00 per square foot. However, the exact cost can vary depending on your parking lot’s current condition. For a free quote, give us a call today at 1-800-432-1191, or fill out our online form at the top of the page.
How long do asphalt parking lots last?
When properly maintained, asphalt parking lots can last from 25-30 years. However, keep in mind that asphalt can be affected by multiple factors including, environmental elements, such as UV sun rays, rain, snow, extreme temperatures, gas, oils, grease, salt, and more.
How long should you wait before driving on new asphalt?
We recommend waiting at least 24 hours before driving on newly paved asphalt, especially in hot weather. Asphalt paving needs to cool down to set. Once the asphalt paving in your parking lot has properly cured, you can then drive on it.
What is the best time of year to pave a parking lot?
The best time of the year to pave a parking lot in Florida is spring and winter when there is warmer weather and less rain. We avoid setting asphalt paving appointments on rainy days since water can damage the result. If you’ve noticed that the forecast predicts rain on the day of your appointment, give us a call right away, and we’ll reschedule your appointment to another day.
Can you pave over existing parking lot?
Yes, we can. DMI Paving & Sealcoating also offers overlay and resurfacing services. However, this solution will be dependent on your parking lot’s current condition. If your parking lot has surface-level potholes and cracks, an overlay or patch work can easily restore your parking lot to look brand new. If your lot has deep cracks and damage, an overlay may not be the best option.
Will rain ruin new asphalt?
Yes, rain can damage newly paved asphalt if it has not completely set. The rain can affect the overall structural integrity of your fresh asphalt paving, increasing the likelihood of future cracks and problems. For this reason, we are mindful of the forecast and avoid setting any appointments on days with inclement weather. If you notice that your appointment day is expected to have unexpected rain, give us a call right away, and we will reschedule your appointment.
How long before you can park on a newly paved parking lot?
Freshly paved blacktop or asphalt paving needs a minimum of 24 hours to dry. It is best to stay off of the asphalt until it has fully cured.
Should I resurface or replace my asphalt driveway?
This will be dependent on your parking lot’s current condition and the severity of the damage. For surface-level cracks and potholes, as well as minor damage, an overlay will be the best solution to get your parking lot looking brand new again. Resurfacing is patch work, which is a thin layer of asphalt applied over your current asphalt surface. However, serious damage and sublevel cracks in your asphalt will require more extensive work, such as asphalt replacement.
How long will an asphalt overlay last?
Unlike asphalt replacement, asphalt overlay has a shorter lifespan of around 10-15 years since it is surface patchwork. Although it doesn’t keep as long as reconstructed asphalt pavement, an asphalt overlay is a good alternative to get your parking lot looking brand new. It is also very budget-friendly and convenient.
How long does it take to pave an asphalt parking lot?
This is primarily dependent on a few factors: the size of your parking lot and your asphalt’s current condition. If you are getting an asphalt overlay or resurfacing, the process will only take a few hours. However, if you are getting a full reconstruction of your asphalt pavement, the process may take an entire day.
How cold is too cold for asphalt paving?
When a layer of hot mix asphalt is applied onto your parking lot, it will need to be smoothed over quickly if the weather is chilly. In some areas where there are severe temperature drops, asphalt will dry faster but will need to be worked with quickly to prevent cracks. Asphalt should not be poured on frozen ground. However, since the weather in Florida never dips too low, it’s safe to say that cold weather will not be a problem.
Does new asphalt need to be sealed?
Newly paved asphalt does not need and should avoid sealcoating until it ages past 6 months. Sealcoating provides a protective barrier to shield asphalt from destructive elements such as water, oil, gas, and salt. Applying sealcoating on new asphalt will not be as effective, so we recommend waiting at least 6 months before calling for sealcoating services.
How much does it cost to resurface an asphalt parking lot?
On average, resurfacing or asphalt overlay services for a parking lot can cost anywhere from $1.50 to $1.75 per square foot. However, the cost can vary due to a number of different factors. To get an accurate (and free) quote for your parking lot, give us a call today at 1-800-432-1191, or fill out our online form at the top of the page.
What kind of preventative maintenance can I do to ensure the least amount of damage to my parking lot after a hurricane?
Make sure you are keeping up with a landscaping maintenance schedule and annually dredging and flushing your catch basins and pipe system to prevent flooding.
Concrete
What are the primary components of a Concrete pavement?
Water, cement, large aggregate (gravel), and small aggregate (sand).
What are reasons for structural failure or deterioration of concrete?
Some of the reasons for failure include: joints spaced too far apart, improper construction, and insufficient support from base material.
Where should concrete be installed instead of asphalt?
Concrete should be installed in areas of heavy runoff collection. For example: gutters, sidewalks, or pedestrian walkways where slopes have limitations due to ADA, areas expecting heavy duty truck traffic, and areas receiving heavy point loads, such as kick stands or truck dollies.
When should you consider pervious concrete instead of standard asphalt pavement or concrete pavement?
You should consider installing pervious concrete in low lying areas prone to ponding water, areas of heavy sheet flow where a large volume of water drains to, and locations where other modifications cannot be made to aid in drainage.
How much does it cost to concrete a parking lot?
On average, it can cost anywhere between $4.00 to $7.00 per square foot to install a concrete parking lot. However, this can vary depending on the size and condition of your parking lot. To get an accurate estimate, call us today at 1-800-432-1191 and get a free quote for your concrete project.
How long does a concrete parking lot last?
A concrete parking lot can last anywhere from 30 to 50 years. Concrete parking lots are more durable than asphalt parking lots and typically require less routine maintenance. However, concrete parking lots can take longer to install and be more costly.
What lasts longer asphalt or concrete?
Concrete lasts longer than asphalt. Asphalt can last 25 to 30 years, whereas concrete can last longer, from 30 to 50 years.
How long does it take to build a concrete parking lot?
This will depend on the size and condition of your parking lot. However, on average, it can take anywhere from 1 to 4 weeks to build a concrete parking lot from beginning to end, including the time it takes for the concrete to cure. Concrete parking lots can take up to a month to cure, whereas asphalt parking lots do not take as much time to build and cure.
How much does it cost for a concrete sidewalk?
This will vary depending on the size of the project. A concrete sidewalk can cost anywhere from $6 to $12 per square foot.
Can you pour cement over existing cement?
Yes, but it depends on the condition of your existing concrete. Your existing concrete should be in good condition and free of any loose debris, oil stains, or other issues that could affect the concrete's structural integrity.
Can I drive on concrete after 3 days?
No, it is best to wait at least 7-10 days before driving or parking on your concrete parking lot since the concrete has gained most of its strength. However, keep in mind that concrete will need at least 28 days to cure and be strong enough to support the weight of heavy machinery or RV-sized vehicles.
Can blacktop be put over concrete?
Yes, asphalt can be poured over concrete as long as the concrete is in good shape and does not have deep cracks in its surface. If the concrete layer has too many cracks, it can cause the surface layer of asphalt to crack as well.
Does rain ruin new concrete?
Rain can be a problem for freshly poured concrete since it can soften the concrete’s surface and wash out some of the cement from the mix. For this reason, we do not schedule our appointments on days with rainy weather. If there is a sudden change in the forecast and unexpected rain on your appointment day, we will reschedule your appointment.
Can you pour a new sidewalk over an old one?
This is dependent on the condition of your current sidewalk. If your sidewalk is in good shape, we can pour concrete over the existing sidewalk. However, if your sidewalk has deep cracks, is impacted by roots, or has severe damage, it would be best to remove the current sidewalk and replace it with new concrete.
Is pervious concrete more expensive?
Pervious concrete can be more expensive to install than regular concrete. However, pervious concrete has numerous benefits that make it a cost-effective long-term investment. For example, pervious concrete requires less overall maintenance than regular concrete because of its ability to manage drainage and water.
How long does permeable concrete last?
Permeable concrete, also known as pervious concrete, can last anywhere from 20-40 years. This type of concrete is most known for its porous surface, making it an effective water management solution.
Does pervious concrete clog?
Pervious concrete is specifically designed for water management since it has a porous surface that allows water to pass through quickly. Over time, sediment can cause the drainage to be less effective, but this can be easily amended by occasional maintenance such as sweeping or pressure washing the concrete.
Parking Lot Striping and Pavement Marking
How much does it cost to stripe a parking lot?
The average cost to stripe a parking lot can be anywhere from $300 to $700 depending on your parking lot's current condition, size, number of spaces, and other markings needed. Get a free and accurate quote for your parking lot by giving us a call today at 1-800-432-1191 or fill out an online form above.
How long does parking lot paint last?
This can depend on the amount of traffic your parking lot receives. If your lot receives a heavy amount of traffic, the parking lot paint may last only a year, and you may need to call for annual parking lot striping services. If your lot receives lighter traffic, the paint may last anywhere from 2 to 3 years.
How long does parking lot paint take to dry?
Parking lot paint takes a few hours to dry, around 3 to 4 hours. However, this can also vary depending on the weather conditions. Parking lot paint can take much longer to dry in cold and humid weather.
Is line marking paint permanent?
Line marking paint is not permanent but lasts for several years, depending on the weather, the amount of traffic your parking lot receives, and its condition. On average, line marking paint can last around 2 to 3 years.
How do you charge for parking lot striping?
Parking lot striping costs can vary according to your lot’s needs and its current condition. To get a free quote for your project, give us a call at 1-800-432-1191 or fill out an online form above.
Can you pressure wash paint off asphalt?
Yes, pressure washing or hydro jetting can wash the paint off your asphalt. However, if you need paint or marking removal, we can paint over the existing old paint to refresh your parking lot. This is a much more cost-effective solution and can be easily done.
How long does marking paint last on concrete?
Marking paint can last on concrete up to 4-5 years, depending on your parking lot’s everyday traffic, condition, and weather. If your parking lot receives less traffic, your marking paint may last longer.
What paint is used for parking lots?
We used water-based acrylic paint for all parking lot striping and pavement marking. Water-based acrylic paint is known for its long-lasting durability and its clean and crisp color, which makes for pristine lines for your parking lot. It is also environmentally-friendly since it does not use any oils.
Sealcoating
How long does it take to sealcoat a parking lot?
It takes our team just a few hours to seal a medium-sized parking lot. However, the time it takes for our team to seal your parking lot is primarily dependent on the size of your lot and its current condition. DMI Paving & Sealcoating can finish most sealcoating jobs within an afternoon.
How often does asphalt need to be resealed?
Sealcoating is an important part of pavement maintenance. To get the most out of your asphalt paving, asphalt sealcoat should be applied once every 2-3 years, depending on the condition of your parking lot. In Florida, asphalt is worn down by humidity, uv rays, and rain, but sealcoating will protect the asphalt from deteriorating quickly. If you spot these signs in your asphalt, it might be time to apply a new layer of sealcoat:
- Cracking
- Pothole
- Discoloration
- Damaged areas
- Puddles
How long does a sealcoat last?
Because of the humidity and rain in Florida, asphalt maintenance is important. A sealcoat typically lasts 2-3 years after treatment. Environmental damage and extreme weather can erode sealcoat and asphalt surfaces over time. However, consistent sealcoating treatments will extend the life of your asphalt by 30-50 years.
How long does a sealcoat last?
To prepare your parking lot for our sealcoating service, we recommend following these steps:
- Understand the condition of the asphalt in your parking lot.
- To do this, you’ll need to take note of any cracks, potholes, and damaged areas in your lot. Also, look for oil and grease stains.
- Clear the parking lot of any trash.
- Before you have your sealcoating service, do your best to clear your parking lot of any trash or organic matter.
- Take note of the weather forecast.
- If you notice that the forecast predicts a chance of rain, notify us by giving us a call, and we will reschedule your appointment immediately.
How long does sealcoating need to dry before rain?
Sealcoating needs to dry for at least 24 hours before rain, so we schedule appointments for sealcoating services in ideal weather. Rain can damage a sealcoat layer if it’s not dry yet, so it’s important to keep an eye on the forecast during the week of your appointment.
Does rain hurt Sealcoating?
Constant rain and humidity can wear down sealcoating and pavement surfaces without treatment. Rain can also damage sealcoating if it is not dry yet. Environmental elements such as water, oil, gasoline, and heat can all damage sealcoating over time. This is why it’s important to maintain your sealcoat and asphalt by scheduling a new treatment once every 2-3 years.
Should new asphalt be sealed?
New asphalt needs time to “cure” for at least 90 days before applying a sealcoat. We do not recommend sealcoating services for new asphalt any younger than 90 days. This is because your asphalt needs time to harden and become strong enough to sustain a sealcoat application. New asphalt tends to be softer and more flexible, making it susceptible to damage if you apply a sealcoat too early.
What if it rains after I seal my parking lot?
Rain can damage the sealcoat if it has not dried for at least 24 hours. To avoid any chance of this happening, we schedule our sealcoating services according to the ideal weather - sunny days without any rain. If there is any chance of rain in the forecast, we will reschedule the appointment to avoid this issue.
How soon can you walk on a sealed parking lot?
You can walk on a sealcoated parking lot as soon as it is dry. It usually takes 24 - 48 hours for sealcoating to dry completely.
How long before you can drive on a seal coated parking lot?
After we apply sealcoating to your parking lot, you will need to wait about 24-48 hours for everything to dry. Once the sealcoat is dry, you will be able to drive on the parking lot.
How much does it cost to seal a parking lot?
The cost of sealcoating will vary from lot to lot since it is primarily dependent on the lot's condition and size. The average sealcoating cost is $0.14 to $0.25 per square foot. To get an accurate pricing, fill out our form above to get a free estimate.
Is it too late to seal my parking lot?
This is really dependent on the weather conditions of the season. Although it is still possible, you’ll want to avoid major maintenance or sealcoating to your parking lot during the rainy season and hurricane season. We recommend sealcoating services during the dry months such as the winter, spring, and summer.
What time of year is best to seal a parking lot?
The best time of the year to sealcoat your parking lot is in the warmer months in the summer. The most optimal time is when the temperature reaches above 50 degrees Fahrenheit.
ADA Parking
What are ADA parking space requirements?
According to the Florida Building Code, to be compliant with ADA parking space requirements in Florida, your parking lot should meet the following criteria:
- Have the correct number of accessible parking spaces and van accessible spaces in the correct ratio to your parking lot size.
- Parking spaces should be at least 12 feet wide and have an adjacent access aisle 5 feet wide. Two accessible parking spaces can be placed next to each other.
- Parking spaces must be level and grade slope of less than 2%.
- Adjacent access aisles must be marked with diagonal striping to indicate a no-parking zone.
- Installed curb ramps must be next to accessible parking spaces and aisles.
- All accessible parking spaces must have accessibility signage.
- All striping and marking must be in proper colors.
- Accessible parking spaces, aisles, and path of travel require routine maintenance.
To learn more, read the full list of ADA parking space requirements, visit adata.org.
How many handicap parking spaces are required?
The number of handicap parking spaces required is dependent on the size of your lot. According to adata.org, here is a table of guidelines you can follow:
What are ADA parking sign requirements?
ADA parking sign compliance requires your parking lot to have appropriate signage for accessibility parking, including handicap accessible signage and signs for van accessible parking. Signage must contain handicap symbols, relevant text, and correct colors.
What are ADA parking lot slope requirements?
To be an ADA compliant parking lot in the state of Florida, parking space and access aisle surface slopes should be level and not exceed 1:50 (2 percent) in all directions.
How wide is a handicap parking space?
In Florida, handicap parking spaces should be at least 12 feet wide, while handicap parking access aisles must be at least 5 feet wide.
How do you make an ADA compliant curb ramp?
There are specific requirements for making an ADA compliant parking lot ramp. Any ramp that has a slope of at least 1:20 must be compliant with requirements such as:
- All parking lots must provide a curb ramp where an accessible route crosses a curb.
- All parking lot curb ramps must be located near an accessible parking space and access aisle.
- Handrails are not required for accessible parking lot curb ramps.
- Parking lot curb ramps should not exceed a slope of 1:12.
Do you need a handrail on a ramp?
Only ramps with a rise greater than 6 inches and a horizontal projection longer than 72 inches require a handrail. Handrails are not required for accessible parking space curb ramps.
Are sidewalks required under ADA?
The ADA does not require sidewalks. However, all new and existing sidewalks must be compliant with ADA requirements. Accessible pathways are also required and need to be ADA compliant.
How high should a handrail be on a ramp?
According to the Florida building code, all handrails on ramps must be between 34 inches and 38 inches from the ramp, stairs, and surface areas.
What happens if you are not ADA compliant?
ADA violations can result in heavy fines; First-time violations are fined up to $75,000, while any following violations can result in penalties up to $150,000. Avoid ADA violations altogether by contacting us today for services.
