Author Archives: eSquared Asphalt Maintenance

Does a New Concrete Driveway Increase the Value of Your Home?

Classic American two level house exterior with siding trim and garage. Northwest, USA

Have a Smooth Driveway

If you’re placing your home on the market sometime in the future, you’re probably wondering what you can do that will increase the value. Updating the kitchen and bathrooms can bring a high ROI, but what about the exterior? Maybe give a concrete driveway installation some thought. 

Does a new driveway add value to a house?

Anything you can do to the exterior or interior of your home will add value. By updating the bathrooms or the kitchen or creating an attractive curb appeal. This starts by keeping the lawn cut and trimmed, weeding the flowerbed, and maintaining the shrubs and trees.  By giving your home a visual attractiveness, you’re sure to have a good first impression when placing your home on the market. 

One area that is often overlooked is the driveway. When the driveway is chipped, cracked, showing its age, and has a degrading appearance can overshadow all the other things you do to the exterior. The driveway alone can turn more potential buyers away than only having one bathroom. The investment in a concrete driveway installation can bring the curb appeal up a whole level, or two! 

What is the ROI on a new driveway?

Along with a manicured flowerbed, well-groomed yard, and a lit walkway, having a professionally done concrete driveway installation will give your home an inviting appearance. The actual costs of anything these days are hard to predict, including concrete driveway installation jobs. But what we can tell you is that having a concrete driveway installation job for your home can increase the property value by up to 10 percent according to real estate experts.  

How long before you can drive on a newly poured concrete driveway?

The concrete contractor will stretch out warning tape at the end and around your new concrete driveway installation. Leave this in place for a minimum of 7 days, advising any delivery vehicles and visitors to park in the street. After 7 days, your new concrete driveway is ready for passenger vehicles, staying center-most to avoid the edges.

How do you know when to replace your driveway?

What if you already have a concrete driveway, but it may not be up to par? You should also be concerned about liability issues with a concrete driveway that is degrading. If your current driveway is showing any of the following, it is time to consider a new concrete driveway installation: 

  1. Cracking: Over time, cracks form on concrete driveways over time. While this may be ‘natural’, it leaves the driveway open to absorbing gasoline, oil, salts, water, and other substances that start deteriorating the concrete.
  2. Potholes: You know the potholes on the roads are damaging your car. They aren’t good on your car in your driveway either. 
  3. Drainage Problems: A concrete driveway that has begun to sink or slope will cause drainage issues for your lawn. Water will begin puddling in the driveway, which leads to deterioration. 
  4. Rough Appearance: Over time, sun exposure will damage your driveway, creating a rough surface. This makes it weak and susceptible to being damaged. 
Big siding house with garage and high column porch. Green lawn with trimmed hedges and red bushes make the curb appeal stand out

How often should you repair your concrete driveway?

It is nothing unusual for a concrete driveway to develop cracks. Left, unaddressed, they can become ugly, cause problems, and overall, decline the curb appeal of your home. Repairs of those cracks should be done as soon as they are noticed. To minimize the repairs, and protect your investment, experts recommend the following: 

  • Reseal it every 3 to 5 years 
  • Patch cracks immediately before they get too deep or wide
  • Don’t use salt for ice and snow, but shovel instead
  • Pressure wash your driveway every 6 months
  • Clean and remove any fluid stains immediately

How long should concrete driveways last?

The method and quality of a concrete driveway installation will determine the lifespan of the driveway. Other factors that can affect the lifespan of your driveway are the climate and environmental conditions.  So, if all is ideal, is a concrete driveway long-lasting? The life expectancy of a concrete driveway is approximately 30 years with proper maintenance and upkeep. 

How often should you resurface a concrete driveway?

If your concrete driveway has superficial cracking, some chipping, spalling, or has started discoloring, a resurfacing will be sufficient. That will give you approximately another 10 years before you’ll need a new concrete driveway installation. 

At the End of the Driveway

Of course, after investing in a new concrete driveway installation, you want to protect it as much as possible. So, what are some damages that might happen to a concrete driveway? 

There are five things that can cause damage to your concrete driveway: 

1. Weight

Your concrete driveway has a weight limit, like most materials. Parking heavy vehicles on your concrete driveway, like a large boat or an RV, can cause damage like premature cracking.

2. Corrosion

We don’t have much use for laying rock salt for ice here in the Waco, Texas area, but on the rare occasions we do have that winter weather, avoid using rock salt. Other corrosives that can damage a concrete driveway are automobile fluids, like motor oil, pesticides, and storm drain runoff can cause corrosion, premature cracking, and/or sinking.

3. Roots

Trees are an upgrade to a home and provide much-needed shade in Texas summers. But if the roots get to the concrete driveway, it can cause the concrete to buckle and crack.

4. Garden Tools

Taking care of your landscaping can damage your driveway, including the edger, lawnmower, hoes, shovels, and even the weed eater. 

5. Storm Protection

Keeping your concrete driveway installation investment protected can be done by applying seal coating every 3 to 5 years. This will protect it from hard rains, hailstone, UV rays, falling tree limbs, rocks, etc.

eSquared Asphalt Maintenance provides a uniform & strong concrete driveway in Waco and Temple, TX. Call 254-716-8685 to schedule services. 

What happens if a pothole damages your car?

car pothole

Pothole Damages

Well, winter has already come and gone, folks. And while this winter wasn’t anything like it was in February 2021, there was still some ice and snow. And you know what that ice and snow can do to the roadways! Yup, potholes, and most cities, counties, and towns still haven’t got caught up with all the pothole repairs needed from the previous winter, much less from the past few months.

What is a pothole in a road?

Potholes are caused by groundwater contracting and expanding under the pavement, much like when we make ice cubes in the freezer. The same thing happens when water gets under the pavement and the ground freezes with frozen ice and snow on top of the pavement. As the ice freezes under the pavement, it takes up space making the pavement expand. As it expands, it bends and cracks, becoming weak. 

Then the ice and snow melt, and cars drive over the bent, cracked, weakened pavement. The weakened material gives way to that weight, and thus, a pothole is created! With the amount of traffic we have today, it is challenging for municipalities and states to keep up with pothole repairs. 

Who is responsible for pothole repairs?

Pothole repair responsibilities depend on where the potholes are located. If they are on city streets, the city is responsible. Likewise, if they are on county roads, the county is responsible for pothole repairs, and on state highways, the state is responsible. 

For pothole repairs on private property, like shopping centers and malls, and office campuses, the owner of the property is responsible. For public property like government and school campuses, the maintenance crews for each entity are responsible for any pothole repairs.

How do you solve a pothole problem?

Prevention is the best method of solving a pothole repair problem! This requires a consistent routine of placing specialized materials into cracks that will prevent water from intruding into the cracks and the layers of pavement. 

Applying a light layer of diluted slow-setting asphalt emulsion over an aged pavement surface will reduce potholes and pothole repairs, and slow the deterioration of the pavement and cracks spreading. A thin layer of a surface treatment combined with asphalt and a fine aggregate will prevent water intrusion. Filling distressed pavement will seal the pavement and minimize cracking. 

How do you repair a pothole on a road?

It is important to try and make pothole repairs before they actually become a pothole. The longer it is left alone, the larger the pothole can get, setting the scene for damaged vehicles. For a private property owner, like a shopping center, this is leaving open the possibility of liability repairs to vehicles. The following are two pothole repair methods: 

Cold-Patch Pothole Repair

Cold-patch pothole repair is the most common method for filling potholes. Durable, easy to use, and economical providing a lasting repair.

Step One – Clean the pothole of large loose rocks and debris.

Step Two – Pour and spread the cold-patch material into the pothole so that it is level and a half-inch above the surface. This allows room for the material to be compacted.

Step Three – Compact the cold patch pothole repair material using a hand tamper. You can also drive over it a few times for the same results. 

Water Activation Cold-Patch Pothole Repair

There is a new water-activated pothole repair, similar to the cold-patch technology and has a fast setting for a permanent pothole repair. This is quickly becoming more popular for road maintenance crews and private property owners with a high success rate.

Step One – Clean the pothole of large loose rocks and debris.

Step Two – Pour and spread the cold-patch pothole repair material into the pothole so that it is level and a half inch above the surface. This allows room for the material to be compacted.

Step Three – Before compacting the material, spread a generous amount of water over the patch material and allow it to soak into pothole repair material. The water activates the fast curing mechanism.

Step Four – Compact the cold patch pothole repair material using a hand tamper. You can also drive over it a few times for the same results.

pothole

What is the best method of pothole patching and repair?

The products and steps described above are a semi-permanent procedure for pothole repairs and are considered by experts to be the best procedure in place of doing a full-depth replacement to damaged areas. If a roadway or parking lot is too severely damaged, pothole repairs may not be an option. 

Do cities pay for pothole damage?

While government entities are responsible for maintaining the repair and keeping roads safe in Texas, including pothole repairs, the law states that cities are not held responsible for any vehicle damage caused by potholes or other street debris.

Can you sue for pothole damage to your car?

In Texas, you can sue the city where your car was damaged by potholes, and they may pay you for repairs to the car. However, as stated above, the state law protects cities from being held responsible. You may also be wondering – can I claim for damage from a pothole, and if so, how do I claim for hitting a pothole that caused the damage?

Despite the state law, there are citizens and motorists that still want to proceed with filing a claim. To that end, the state has a formal process; the form and process are available on the Texas Department of Transportation’s website. 

Closing Thoughts

With the roadways in the condition, they are today, the best thing a driver can do is drive with caution. Keep the recommended distance between you and the car in front of you. This will enable you to see potholes before you hit them. Slow down on unfamiliar roads, and always use your headlights starting at dusk.

eSquared Asphalt Maintenance helps with pothole repairs in Waco and Temple, TX. Call 254-716-8685 today.

Understanding the Pavement Striping Process

an empty parking lot with yellow marks on the pavement

When you park your car at the doctor’s office or the shopping center, you’re probably aiming your car between some yellow lines. Those yellow lines indicate parking spaces, some have the blue and white handicap striping for handicap parking only, and some may have letters or numbers if the parking lot has assigned spots.  Rarely do you find parking lots or roadways without pavement striping.

Some parking lots can be a madhouse, like retail stores during holiday seasons.  Can you imagine how hairy carry it would be in parking lots without pavement striping and markings? While those fire lane stripings seem to be taking up valuable parking space, think how frightening it would be if first responders couldn’t get to the door! 

Yes, there is a means to the madness of pavement striping just like it is for the roadways to be striped. Keeping traffic organized, keeping humans organized. That’s a big task for stipes of paint!  So, what types of pavement stripings are there that can take on that big of task on the roadways? 

There are several types of pavement striping, and they all have a specific meaning.  Some pavement striping will have different meanings in different areas, but here are the basics that mean the same across the board: 

White Road Lines: These are intended to keep traffic separated while moving in the same direction and there are three types: 

  • Single Broken White Line: You can cross these to change lanes if safe to do. 
  • Single Solid White Line: These indicate do not cross except in an emergency.
  • Double Solid White Line: These indicate do not cross for any reason.

Yellow Road Lines: These are intended to keep traffic separated while moving in opposite directions and there are four types: 

  • Broken Yellow Line: These indicate you can change lanes if safe to do so.
  • Solid Yellow Line: These indicate do not pass.
  • Solid Yellow Line with Broken Yellow Line: These indicate that if you’re on the right side of the broken yellow line, passing traffic is allowed. If you are on the left side of the solid yellow line, do not pass traffic. 
  • Double Solid Yellow Lines: You may drive on the left side of the double yellow line. 

Edge Lines: The double yellow lines are indicating this is a no-passing zone. You may only drive on the left side as you enter/exit a roadway, the lane is blocked, or there is an HOV lane entrance. Additional types of edge lines are for indication of where the paved roadway ends, white for the right and yellow for the left or for one-way roads. 

Pavement Arrows: Pavement striping of arrows indicate which way traffic should flow. When they exist, you must only drive in the direction indicated by the arrows.

Reversible Lanes: Reversible traffic lanes pavement striping is intended to improve traffic flow, particularly during rush hours, and is often paired with traffic signs and lane signals.

Diamond Symbols & HOV Lanes: Diamond symbols indicate a special purpose lane like HOV lanes, which typically have certain times that are restricted for HOV traffic. 

How do you paint lines on pavement?

Pavement striping is necessary to show clear indications for traffic flow, parking authorization, and handicap-only designated parking. There are two ways this pavement striping can be done: 

  1. Manually, using a four-inch paint roller, and painting over a chalk outline. 
  2. Machine, with a parking lot line that paints straight lines on asphalt or concrete surface. 

Both methods are sufficient for pavement striping after completing the required prepping pavement for striping based on the type of paint used.  The types of paint used for pavement striping are: 

  • Water-Based Paint: This is the most used type of paint for pavement striping due to the low cost and fast drying. Spills are cleaned up easily with minimal damage to the area around the spill. 
  • Solvent-Based Paint: Instead of a water base, this paint has a chemical substance base, several types are within this type of pain, primarily acetone or epoxy. Where water base pavement striping paint doesn’t hold up well in cold/wet areas, these paints do not freeze.
  • Thermoplastic: This isn’t a type of paint, but a plastic that liquifies as heat is applied and then solidifies as it cools down into place. Available in pre-cut pieces to make applying easy with arrows, letters, and symbols. 

Should I hire a professional for pavement striping?

Yes, by having your parking lot or roadway done by a professional pavement striping company, you will know it has been done properly with the correct painting materials for the surface. Professional pavement striping companies have the latest information on what is required by law for a parking lot and roadways, which will assure you that your property is done within the established laws. 

white marks on a city street indicating pedestrian crossing

In Closing 

You’re anxious to get your business open for clients or patients, and you’ve had to complete so many levels of “must-dos” already!  So, how long does pavement striping take? The actual process will depend on the size of the parking lot or roadway needing pavement stripping, but the drying process is usually complete within 15 minutes of application. However, it is recommended to keep traffic off the area for a full 24 hours to allow time for curing.

How are potholes formed?

close-up of potholes

What is causing potholes?

If there is one thing that this country isn’t running out of are potholes. But we are behind on pothole repairs. No matter what city or state you live in today, there are potholes everywhere. From the parking lots and streets to our own personal driveways.  What factors lead to potholes? Well, there is water, cars, hot and cold temperatures, and more water. 

It seems that pothole repairing is needed everywhere today. In every shape and size of hole that the human mind can imagine. Nobody can argue with that! But is causing the potholes? Contraction and expansion of ground water that has seeped underneath the surface. To be something we can’t live without, water can be evil too. 

When it rains, the water will find its way to the lowest levels and into the smallest cracks. Then that water freezes which causes it to expand. Let’s look at how ice cubes form to visualize what that water is doing under the surface:

  • Fill an ice tray up with water and place it in the freezer. When you take the ice tray out later, that water has frozen and expanded. It is the same thing with water on the ground. It freezes on the roadway surface and in the low areas where it ran off to and in under the surface where seeped into even the smallest cracks. 
  • Now that frozen water under the surface as expanded, like the ice cubes in the freezer. This is taking up additional under the surface, causing the surface to expand. Since the surface isn’t meant to be flexible, as it expands, it breaks, cracks, becomes weak with the gaps and voids the ice created before it melted.  

This process repeats itself over and over, then as cars start driving over that weakened surface, it causes it to break and crack more. The surface becomes displaced from the weight of traffic, and before long, you’re needing pothole repairs! 

Why are potholes bad?

Potholes do not have smooth edges, so as you drive over them (or through them), at fast speeds, the wheels can be bent. And while good tires are made to take bumps, hitting a pothole damages the tires inside and knocks the front end of your car out of alignment. Hit a pothole hard enough and fast enough, it can break the shocks or struts on a car too, and thin, thread-bare, worn-out tires can be punctured. 

What is the difference between a pothole vs sinkhole? 

 The difference between a pothole and a sinkhole starts with how they are formed. A pothole is a shallow depression or pit in a surface caused by the weather and the added weight of traffic.  A sinkhole is formed by water running over rock, washing it away as it creates an underground passage 

How can you prevent potholes?

Pothole repairs can be avoided by pothole prevention! There are preservation treatments that when used before a severe distress in the surface is formed. Such as sealing cracks in a pavement surface. 

When having a driveway, parking lot, or roadway installed, using a high-quality asphalt contractor will make a difference in minimizing pothole repairs too. In fact, that is the best pothole repair prevention is having the job done right from the beginning. 

Once you notice cracks starting, even the smallest of cracks, have them sealed immediately. If you let the cracks go, you’ll be paying for pothole repair work soon. Yes, having asphalt cracks sealed is a cost, but it will stop the existing cracks from becoming potholes and it prevents new cracks too. 

How long do pothole repairs last?

It can depend on the weather and the method used for the pothole repair. We just mentioned asphalt filling cracks, but that isn’t always the best process when it comes to pothole repairs. Here are the 3 common methods used today for pothole repairing: 

  • POTHOLE PATCHING: For a fast way for pothole repair, and it is also the shortest lifespan. The repair crew will shovel asphalt in the pothole, then compact the material using a tamper. The longest this type of pothole repair lasts is one year. While it may look like a completed pothole repair, the underlying problem is still there, so it will typically degrade quickly around and under the patch repair.  
  • MILL PATCHING: This is used on asphalt parking lots with surficial damage. The repair crew will mill a couple of inches off the surface around the pothole, then add compacted asphalt, creating a smooth surface.  This will last longer than the above-described pothole patching method. However, it will still go through the freeze and thaw cycle, resulting in reflective cracking.  
  • DIG-OUT PATCHING: An expensive pothole repair method, which is why it isn’t more widely used. The process starts by removing an area of asphalt that is six-foot by six-foot around. And aggregate base is then added and re-graded. Then four inches of asphalt is added, and a roller is used to compact it down. Expensive but the longest lasting method. 

How long does it take to repair a pothole?

It can take between three and six days on average. The temperature and overall weather are the biggest factors when doing pothole repairs with asphalt.  Other types of surfaces are handled differently, and the timeframe will vary. Here we are going to review the different types of pothole repairs that are done:  

Concrete Driveway Pothole Repair: 

Concrete is the most common type of driveway surface. Knowing how to repair a concrete driveway pothole yourself can save you some money and isn’t that difficult: 

  • A concrete driveway that is spalling, experts recommend resurfacing with Quikrete Concrete Resurfacer available at home improvement stores. The dry mix powder-like mix comes in a bag that you mix with water and then spread over a section that needs repairing, spreading with a squeegee to fill in the spots. 
  • A concrete driveway with a couple of ½ inch or smaller cracks, experts recommend using Quikrete Advanced Polymer Concrete Crack Sealant, also available at home improvements stores. It is dispensed using a standard caulking gun.
  • Cracks that are bigger than ½ inch wide and deeper, you’ll need to fill with a foam pre-caulking rod. Push the foam rod into the crack and then use a concrete crack repair sealant. 

Gravel Driveway Pothole Repair: 

With routine maintenance, including pothole repairs, a gravel driveway will last for generations. Unless you own an excavator or want to fill the potholes with buckets of gravel, you’ll need to hire a contractor that knows how to repair a pothole in gravel driveways. 

Asphalt Driveway Pothole Repair: 

An asphalt driveway can be a beautiful finish to a landscaped home, but if a crack starts to form and isn’t sealed immediately, water will seep under the surface, destabilize the gravel under the asphalt. This causes the asphalt to crumble, and then you have potholes. So, by knowing how to repair a pothole in an asphalt driveway, you can save your beautiful, blacktopped driveway!

  • A couple of small cracks can be repaired using an asphalt sealant and a caulking gun. Simply fill the cracks with the sealant and the deterioration process is stopped.
  • If you have several cracks in your asphalt driveway, use an asphalt repair tubing like Crack-Stix, available at home improvement stores. The pliable tubing is inserted into the cracks then heat it with a torch. The tar tubing will melt and fill the crack while sealing it too. 
  • A mop-on asphalt sealer can be the fix where there are a lot of tiny spider web cracks. Experts recommend Henry Driveway Filler and Sealer, available at big box retails stores. This asphalt resin doesn’t require heat either! 
potholes in a concrete road

Closing Words

No matter what type of driveway, parking lot, or roadway surface you have, staying on top of the smallest issues will keep the concern of pothole repairs to a minimum. 

What happens if a pothole damages your car?

close-up of a pothole on an asphalt road

Dealing With Potholes

Well, winter has already come and gone, folks. And while this winter wasn’t anything like it was in February 2021, there was still some ice and snow. And you know what that ice and snow can do to the roadways! Yup, potholes, and most cities, counties, and towns still haven’t got caught up with all the pothole repairs needed from the previous winter, much less from the past few months.

What is a pothole in a road?

Potholes are caused by groundwater contracting and expanding under the pavement, much like when we make ice cubes in the freezer. The same thing happens when water gets under the pavement and the ground freezes with frozen ice and snow on top of the pavement. As the ice freezes under the pavement, it takes up space making the pavement expand. As it expands, it bends and cracks, becoming weak. 

Then the ice and the snow begin to melt, and cars drive over the bent, cracked, and weakened pavement. The weakened material gives way to that weight, and thus, a pothole is created! With the amount of traffic we have today, it is challenging for municipalities and states to keep up with pothole repairs. 

Who is responsible for pothole repairs?

Pothole repair responsibilities depend on where the potholes are located. If they are on city streets, the city is responsible. Likewise, if they are on county roads, the county is responsible for pothole repairs and on state highways, the state is responsible. 

For pothole repairs on private property, like shopping centers and malls, office campuses, the owner of the property is responsible. For public property like government and school campuses, the maintenance crews for each entity is responsible for any pothole repairs.

How do you solve a pothole problem?

Prevention is the best method of solving a pothole repair problem! This requires a consistent routine of placing specialized materials into cracks that will prevent water from intruding into the cracks and the layers of pavement. 

Applying a light layer of diluted slow-setting asphalt emulsion over aged pavement surface will reduce potholes and pothole repairs, slowing the deterioration of the pavement and keeping cracks from spreading. A thin layer of a surface treatment combined with asphalt and a fine aggregate will prevent water intrusion. Filling distressed pavement will seal the pavement and minimize cracking. 

How do you repair a pothole on a road?

It is important to try and make pothole repairs before they actually become a pothole. The longer it is left alone, the larger the pothole can get, setting the scene for damaged vehicles. For a private property owner, like a shopping center, this is leaving open the possibility of liability repairs to vehicles. The following are two pothole repair methods: 

Cold-Patch Pothole Repair

Cold-patch pothole repair is the most common method for filling potholes. It is durable, easy to use, and economical, providing a lasting repair.

  • Step One – Clean the pothole of large loose rocks and debris.
  • Step Two – Pour and spread the cold-patch material into the pothole so that it is level and a half-inch above the surface. This allows room for the material to be compacted.
  • Step Three – Compact the cold patch pothole repair material using a hand tamper. You can also drive over it a few times for the same results. 

Water Activation Cold-Patch Pothole Repair

There is a new water-activated pothole repair, similar to the cold-patch technology, and has a fast setting for a permanent pothole repair. This is quickly becoming more popular for road maintenance crews and private property owners with a high success rate.

  • Step One – Clean the pothole of large loose rocks and debris.
  • Step Two – Pour and spread the cold-patch pothole repair material into the pothole so that it is level and a half-inch above the surface. This allows room for the material to be compacted.
  • Step Three – Before compacting the material, spread a generous amount of water over the patch material and allow it to soak into pothole repair material. The water activates the fast curing mechanism.
  • Step Four – Compact the cold patch pothole repair material using a hand tamper. You can also drive over it a few times for the same results. 

What is the best method of pothole patching and repair?

The products and steps described above are a semi-permanent procedure for pothole repairs and considered by experts to be the best procedure in place of doing a full-depth replacement to damaged areas. If a roadway or parking lot is too severely damaged, pothole repairs may not be an option. 

Do cities pay for pothole damage?

While government entities are responsible for maintaining the repair and keeping roads safe in Texas, including pothole repairs, the law states that cities are not held responsible for any vehicle damage caused by potholes or other street debris.

Can you sue for pothole damage to your car?

In Texas, you can sue the city where your car was damaged by potholes, and they may pay you for repairs to the car. However, as stated above, the state law protects cities from being held responsible. You may also be wondering – can I claim for damage from a pothole, and if so, how do I claim for hitting a pothole that caused the damage?

Despite the state law, there are citizens and motorists that still want to proceed with filing a claim. To that end, the state has a formal process; the form and process are available on the Texas Department of Transportation’s website. 

close-up of a pothole on a busy road

Closing Thoughts

With the roadways in the condition that they are today, the best thing a driver can do is drive with caution. Keep the recommended distance between you and the car in front of you. This will enable you to see potholes before you hit them. Slow down on unfamiliar roads, and always use your headlights starting at dusk. 

When does my parking lot need repair?

several cars filling a parking lot

Keeping Your Parking Lot in Shape

Have you noticed over the 10 years or so, strip shopping centers are coming back after 30 years or so of shopping malls? This transition is wonderful for most shop owners because it gives their business a place to actually stand out. With that in mind, they don’t want to be in a strip shopping center that needs parking lot repair

While they may not own the entire strip center and parking lot, repairs neglected and worn-down buildings will reflect on their business. It is important for an owner of the property where businesses are renting building space, even doctors and clinics, to have the buildings and parking lot maintained and in good condition. 

What is parking lot maintenance?

As a property owner of a strip center or any structure that has a parking lot, including multi-story buildings, apartments, and more, parking lot maintenance is important. You’re happy, your tenants are happy, and their customers are happy when you don’t have problems with the parking lot. Repairs, maintenance, and upkeep are key things with the parking lot that your tenants and their customers utilize. 

The cost to maintain a parking lot is the cost of having rental property and consists of various parking lot repairs. It also includes treatments that will extend the parking lot’s life. Ninety percent of all parking lots in this country are asphalt. This material, while popular for parking lots, is susceptible to damage and the weather. 

Damaged asphalt parking lot repairs will keep the parking lot safe and visually appealing, all a part of routine parking lot maintenance. Think of it as preserving your property investment and ensuring your tenants, their customers, and personnel, vendors, and visitors are safe when on your property. Parking lot maintenance should include:

  • Clean and sweep: Keep debris picked up and keep the parking lots swept on a regular basis will serve two purposes: Keep the property looking good and help you find small issues where parking lot repairs are needed before bigger problems are created.
  • Asphalt Sealing: Asphalt should be coated with a sealant every 2 to 3 years to preserve the pavement’s resilience and prevent weathering.
  • Striping: Parking lot marks should be repainted every 1 to 2 years to keep them visible.
  • Fill cracks: Parking lot cracks and potholes allow debris to accumulate and water to puddle then penetrate the surface asphalt layer. Once water has penetrated, more damage will follow. Water is the enemy of asphalt parking lots. 
  • Overlay asphalt: Stripping the top layer off the parking lot and having a new asphalt layer installed extends the life of the pavement, giving the parking lot a fresh, new, and updated appearance.
  • Repaving: After a parking lot starts crumbling, the best parking lot repair is to have it repaved and possibly reconstructed. This can usually be completed within one day and once it is done it will last up to 10 or 20 years. 

How do you repair an asphalt parking lot?

There are various reasons why asphalt parking lot repairs are needed. Poor maintenance is usually the first reason, followed by the original layer being too thin, poor drainage, and combined with accumulated wear-and-tear. Parking lots take a beating! Eventually, all of these causes combined can contribute to parking lot repairs being needed. 

Some of the common parking lot repairs include the following: 

Potholes

Parking lot pothole repairs are often necessary for those bowl-shaped, often deep holes, which are the result of localized pavement break-up caused by continued deterioration. This includes alligator cracking, segregation, and failures of joints or patches within the parking lot.

To permanently repair potholes, start by clearing and removing the material in and around the pothole, including any of the failed subgrade. Clear and remove past the visible damage to ensure the solid material stays in place. Clean this area into a rectangular shape with square edges.

Tack the bottom and the vertical edges and fill the hole with a dense-graded hot mix asphalt or a cold patching mix. If the hole is deeper than 6 inches, you’ll need to apply this in 2 layers with each layer thoroughly compacted. To prevent future potholes or lengthen the time you’ll need to do this again, considering having drainage installed. 

Deteriorating Joints

When the joints are poorly constructed, the pavement life is reduced. Joint failure begins when contaminants along with air and water make their way into the joints. When any distress is discovered early on, you can apply a seal for a parking lot repair of the flaw and stop any possible deterioration. 

However, if these flaws aren’t addressed, potholes will form, which are more costly and time-consuming to repair. It is common for commercial pavements to suffer structural failures from load-related deterioration, causing alligator cracking, aka, fatigue cracking. 

These cracks are visible on the surface as interconnected, small blocks that resemble alligator skin and occur when there are constant and repeated traffic loads over a weak subgrade. Along with a thin layer of the original application, it can all contribute to the destruction of an asphalt parking lot, repairs can be ongoing if not done correctly. When the base fails, the best parking lot repair is to remove the failed asphalt and stabilize the underlying material, then replaced the pavement.

Distress

Parking lot repairs are needed when there is raveling and rutting. You can tell when a parking lot has had this happen in the past by signage “No Trucks Allowed”. Raveling is when aggregate particles of the surface disappear and the asphalt binder hardens, losing its grip on the stone. A poor mixing quality of the asphalt can cause raveling too. 

Rutting of asphalt pavement is typically from heavy vehicles causing wheel-tracks. The lateral movement or consolidation of the pavement layers will become rutted down to the subgrade. This is predominant when the original layers aren’t thick and compacted with asphalt and a stone base, or a weak mix of asphalt along with moisture infiltration. 

This parking lot repair requires that any of the exhibiting stretch marks and damages be removed. Clean and dry the existing pavement before applying a tack coat that will glue the new & old material together. Then install new compacted layers.

How much does it cost to repair a parking lot?

The cost of the total parking lot repair job will depend on the size of the parking lot, how much damage, and how extensive the damage is. The average cost of asphalt parking lot repair can start around $1,000 and up to $4,000. Pothole repairs can cost up to $4 per square foot and small crack repairs up to $3 per linear foot.

How do you resurface an asphalt parking lot?

To the unknowing, it can be confusing the terms used in asphalt parking lot repair and care. There are three primary types of treatment, each having a distinct purpose: 

  • Resurfacing

Resurfacing is when a new asphalt layer is installed over the old one. 

  • Replacing 

Replacing an asphalt parking lot is when the complete surface is destroyed and removed to the dirt the new asphalt material is installed. 

  • Resealing

To reseal a parking lot, the process is done to repair cracks and small holes then a protective coating is installed over the asphalt. This should be done as part of parking lot maintenance on a routine schedule.   

empty parking lot against a city skyline at night

Topping Things Off

As any business or property owner should know, the question “Is parking lot repair taxable?”, and the answer is yes. Real property services like parking lot repair or maintenance are taxable services. Also taxable are any real property services like installation, unless the item is going to become a part of the real property, then the services rendered are considered a capital improvement. 

So your parking lot needs repairs? Finding parking lot repair companies is easy with an internet search of “parking lot repairs” or asking other property owners with parking lots. You can also reach out to us if you are in the area to get the help you need.

How long do pavement markings last?

How do you remove a pavement marking?

black asphalt with white paint

What is the importance of pavement markings?

The consumers and clients that use your parking lot depend on pavement parking paint to know where to park, or maybe they don’t. What is the importance of pavement markings? The cross walk lines from that should get them safely from the sidewalk to their vehicle. On the roadways, it keeps traffic moving in a safe and steady flow. 

If drivers and pedestrians don’t see the defined lines, then traffic would be a chaotic mess! Pedestrians would be crossing the street in all directions at different points, cars would be changing lanes unsafely. We wouldn’t know where to safely cross the street and where to park. Pavement parking paint is an important factor to any parking lot. 

What is pavement marking?

Pavement parking painted markings are found on streets, highways, and parking lots. There are dotted lines and solid lines. They are typically yellow or white and then there are symbols, usually in blue or red. But what do they all mean? Just in case you forgot your driver’s ed class lessons, read on as we review what Pavement Markings Mean: 

The White Road Lines: These pavement parking painted lines are to keep traffic  moving in the same direction.  They are single broken lines, single solid lines, or double solid white lines, each with a different meaning: 

  • Single Broken Lines: you can legally cross to change lanes if safe to do. 
  • Single Solid Lines: These are a no-cross line due to hazard possibilities, usually found in busy intersections and the off/on ramp to highways. 
  • Double Solid Lines: These are a no-cross line, typically as a barrier. 

Yellow Road Lines: These are to keep traffic separate as they travel opposite directions. There are 4 different yellow lines, each having a specific meaning: 

  • Broken Yellow Lines: If safe, these can be crossed in order to go around another vehicle. 
  • Solid Yellow Lines: Passing is prohibited regardless of the driver’s view of safety. This is a ticketed offense if caught. 
  • Solid Yellow Line Next to Broken Yellow Line: If you are driving on the right side of the yellow broken line, passing is legal. If you are on the solid yellow lines, you can not pass. 
  • Double Solid Yellow Line: This is a no passing out of either lane. The only acceptable time to drive on the left side of this line it to make a left turn, the lane you’re in is blocked and signage indicates to go around, or if you are in an HOV lane with an entrance to the left. 

Edge Lines: These are solid pavement parking painted lines that go along the edge of  roadway to indicate the lane ends and the shoulder begins. The two types of edge lines are:

  • A solid white indicating the pavement’s right edge
  • A solid yellow indicating either a divided highway, one-way street, or the pavement left edge. 

Pavement parking painted arrows: These are indicating the direction you should follow. There may be one arrow or two arrows, depending on the parking lot or roadway. Be in the lane of the arrow you need to travel well before reaching the deciding point. 

Symbols: Diamond  and HOV Lane symbols each have their own purpose. The diamond symbols indicate special purpose lane like for HOV lanes (High Occupancy Vehicles). Do not drive in an HOV lane if you can’t comply with the requirements and never drive in a diamond symbol painted lanes. 

What kind of paint is used for parking lot marking?

For parking stripes, the most  common Pavement parking paint is a water based acrylic. It has a high level brightness so that is always visible, and it has an excellent durability. A bonus it is an environmentally friendly Pavement parking paint.

How to Do Parking Lot Marking get done? 

No, you don’t have to do your own pavement parking painting. Look through the yellow pages or search good for finding “Parking Lot Marking Services”. Like anything else, get several quotes and compare them.  

The typical way a line striping company does a parking lot, they rope off the area of the parking lot they are working to keep traffic out. Then with a line striping machine, they create an outline of their intended line or symbol. Then with all the lines drawn, they paint the lines and symbols. 

How long will a pavement marking last?

The average lifespan of pavement parking paint is typically nine to thirty-six months. There is a water-based paint that when painted a double thickness, can extend the life of the lines and symbols. 

There are a few different methods for removing pavement parking paint. Those forms includes: 

How do you remove a pavement marking?

There are a few different methods for removing pavement parking paint. Those forms includes:

  • Blasting – different forms
  • Chemicals
  • Grinding – the most common use that is quick and inexpensive

What is pavement tape? Pavement parking paint isn’t the only way to mark the roadways and parking lots.  Pavement tape is an economical, flexible rubber base tape made with glass beads and an aggregate for anti-skid. This durable tape has an  exceptional reflectiveness. Easier to install and no waiting for curing or drying. Call 254-716-8685 today for your pavement marking needs in Waco and Temple, TX.

How to Waterproof Concrete

concrete walkway

What is concrete waterproofing?

Why do you need to waterproof concrete, doesn’t it come that way already? Concrete is a durable material in all-weather types and with water, however, for concrete to maintain its strength and to protect the re-bar inside the concrete, waterproofing is necessary. 

When concrete is exposed to water overtime, it erodes. This is why concrete waterproofing is necessary. Without concrete waterproofing, the concrete will deteriorate as it erodes, and repairs are expensive. With concrete waterproofing, water can’t seep into the material. 

What is the best waterproofing for concrete?

Concrete waterproofing companies can use a few different ways for concrete waterproofing. It will depend on the surface’s integrity the process they use. There are products and ways that you can do your own concrete waterproofing. 

However, using a contractor service that does this will guarantee a better and long-lasting outcome. There are steps to be followed in preparing the concrete for waterproofing and a contractor will have the knowledge and the equipment to do this so that the waterproofing takes and stays. The different ways that can be used for concrete waterproofing include: 

Liquid Application Concrete Waterproofing

This is the most common used way and is designed specifically for that purpose. This is a thick gel substance that becomes a rubber-like coating after it is applied to the concrete wall. For a successful application, the concrete should be completely cured and cleaned.  It is applied with a mop or roller made specifically for concrete waterproofing. Once the application is on, allow it to thoroughly dry to a rubber-like texture, 

Crystalline Slurry Concrete Waterproofing Compound

This is an effective waterproofing product that when it is applied to the concrete, it has a chemical reaction with water and un-hydrated cement particles. The capillary pores & micro-cracks are filled with needle-shaped crystals, resulting in altered concrete crystals that block water & waterborne contaminants permanently. Any moisture that is introduced to the concrete surface will crystallize and create more waterproofing protection.

Rubberized Concrete Waterproofing Sheets

Another technique is large squares of rubberized sheets with a sticky touch that are placed against a below grade concrete wall. With the sheets in place, they become permanently adhered and provide a thick uniformed coverage. The weak points are the seams between the sheets.  

Cementitious Waterproofing

This technique is user-friendly and is put on the concrete surface like mortar. When this material is mixed and put on in thick uniform layer then dries, it becomes as hard as the concrete. This method is not flexible and is prone to cracking. 

Bentonite Concrete Waterproofing Sheets

A cardboard looking material that is layered with bentonite waterproofing material sandwiched with the below grade concrete. As water penetrates these layers, the clay expands until it has become swollen beyond its original size. Water is needed to activate this concrete waterproofing material, making it difficult to determine if water has penetrated the material.    

If you want to try to do your own concrete waterproofing, you’ll need to know where to get concrete waterproofing materials, and fortunately, they are available at local home improvement stores and specialty stores. Following the instructions on how to seal and waterproof concrete is important or the whole process will require repairs and another round of concrete sealer and waterproofing, either by you or an experienced contractor. 

What can happen if your concrete waterproofing isn’t done right?  Without a good seal of concrete waterproofing material, moisture will seep and soak in, damaging the concrete in several ways, including: 

  • Contracting with the temperature
  • Expanding with the temperature
  • Cracking especially in ice and snow

For concrete that is below the grade, these reactions to concrete waterproofing not done or done incorrectly can be devastating to the structure above the concrete. When homes are being built with a basement, concrete waterproofing is done (or should be)  to the exterior walls. In early days, it is possible this wasn’t done, but homes built today, concrete waterproofing is required. 

concrete steps

Waterproofing older homes

Fortunately, if you have discovered your older home has a basement that concrete waterproofing did not happen, it can be done after the fact using a concrete sealer. If you aren’t sure your basement has concrete waterproofing done, the following are indicators that it is not: 

  1. Constant damp, musty odor.
  2. Mold constant present.
  3. Growth like flowers, grass, weeds through the outer wall cracks.
  4. Cracks in the floor and walls.
  5. Walls bowed.
  6. Water marks on ceiling and walls.

If you have any or all of these happening in your basement, consult with an engineer about the stability of your home and then a contractor that can apply a concrete waterproofing.  You may check with your homeowner’s insurance to see if you have any coverage to help with this repair. Call 254-716-8685 today for your concrete waterproofing needs in Waco and Temple, TX.

How does asphalt crack?

cracks along asphalt

What causes asphalt to crack?

Here in Texas, when summer arrives, things get hot. They get so hot, they crack, melt, and sometimes, disintegrate. This includes all things asphalt, like driveways, parking lots, and roadways.  However, it isn’t just the heat that causes asphalt cracking, there are other factors that create crack on asphalt, and fortunately, there is durable asphalt crack repair method and products. 

Before any asphalt crack repairs begin, determining what the asphalt crack causes need to be determined. An inspection of the extent of the damage and deterioration needs to be identified as well. There are 8 main types of asphalt cracking that create the need for asphalt crack repairs: 

  • Fatigue Cracks
    Sometimes referred to as alligator cracking. Caused by load-related deterioration because of a weak subgrade, too thin pavement, overloaded, or any combination of these. 
  • Block Cracks
    Typically, rectangular cracks that are a foot or bigger and can be in non-traffic areas, caused by temperature caused shrinkage of the asphalt. 
  • Edge Cracks
    Longitudinal cracks that develop within two feet of the pavement’s outer edge and are caused by the edge not being well supported. 
  • Longitudinal Cracks
    Typically parallel to the centerline and caused by poor construction of the joint, the asphalt shrinking, cracks in the underlying layer, or poor paver operation. 
  • Transverse Cracks
    Perpendicular to the centerline  and caused by asphalt shrinking or from an existing crack that wasn’t properly repaired first. 
  • Reflection Cracks
    These cracks form over other cracks or joints in concrete pavement or from deteriorated asphalt underneath that moves. 
  • Slippage Cracks
    Poor bonding or poor mix of the asphalt materials between the layers cause these crescent-shaped cracks when vehicles brake or turn.

Does anyone know how to stop asphalt from cracking?

Seal coating the asphalt when it is installed will minimize the chance of any cracking. Seal coating is an additional expense up front, but cheaper and more convenient to seal coat before cracking than having an asphalt crack repair job done later. 

What is asphalt crack sealing?

When there is a crack in the asphalt, which method of asphalt crack repair is better: Filling or Sealing?  A professional asphalt contractor will inspect and carefully evaluate the type of asphalt crack it is first. 

If it is a non-working crack will little to no edge deterioration, crack filling is the best asphalt crack repair option. Crack sealing is the method of asphalt crack repair for cracks that have a limited amount of deteriorating edges. 

crack with plant coming through

What is the best asphalt crack repair?

If you can do your own asphalt crack repairs, you can save money and your driveway. When cracked asphalt is left unattended, it becomes an eyesore and it weakens the driveway, making it susceptible to more damage. 

If you live in a cold climate, water is seeping in those cracks, freezes, expands, and causes more cracks. You can purchase squeeze bottle or tube of  asphalt and crack filler for a temporary job, then have a professional asphalt crack repair job done after winter. 

Or you can use the same type of product that the highway crews do for asphalt crack repairs. It is melted into the crack and then use a towel to spread it over the surface around the crack. This must be prefaced with an asphalt crack cleaner first and making sure no loose debris or rocks in the area of the crack being repaired.

The heated, melted in crack filler method will last longer and you probably won’t need a professional asphalt crack repair service later. Especially if the crack you repair are less than 20 foot long, deeper than 6 inches or wider than 1 to 2 inches.

Why is asphalt crack repair so important?  Ideally, asphalt crack repairs need to be addressed as soon as the cracks are noticed. You want to prevent these cracks from expanding and creating asphalt crack hazards. 

Whether the asphalt crack repairs are for your private driveway, a private parking lot or road, it is an important part of property maintenance that shouldn’t be ignored. Consider this preventive maintenance that will keep your asphalt from eroding, because when it is left on its own, the cracks will spread and cause bigger problems. 

Bigger problems like potholes and more. Then the potholes, when they are left unrepaired, like asphalt crack repairs, they just get deeper and wider too. The bigger the holes, the more water they hold, and the more the asphalt deteriorates. 

Always do a thorough cleaning of the areas inside and around the crack. Loose debris and dirt will keep the asphalt crack repair material from adhering good, shortening its lifespan. If you use water to rinse off the area, allow it to thoroughly dry and make sure the weather is going to be dry and warm if you’re using the melt-in asphalt crack repair. Call 254-716-8685 today for your asphalt crack repair needs in Waco and Temple, TX.

What do you put under concrete walkway?

concrete walkway

Building a concrete path

While a graveled walkway can have a quaint appearance and feel, and is the best for certain architectural style, sometimes, a concrete walkway installation may be better. Like a concrete walkway next to driveway to minimize the amount grass, leaves and general dirt inside your car. 

For a homeowner that is considering a concrete walkway installation, there are many concerns and questions. Like, how do you prepare the ground for concrete? A concrete walkway installation will provide you a lasting walkway with these steps: 

  • The Path Placement : Determine the location and size of your concrete walkway installation project. Using wooden stakes and string to outline it then use paint to draw the pattern on the ground. So, can you lay concrete on dirt? Keep reading to find out. 
  • Excavate: With the plot outlined and marked, it is time to excavate. Dig down eight inches and remove any debris along with all the grass and roots. Next tamp the soil down to flatten it for the base. Then add four inches of gravel and tamp it until it is flat and level.

With the preparation done, how do you build a concrete walkway?

  • Build the Form: Anytime you’re pouring concrete, you need a form to hold it in place. For this project, use 1″ x 4″ boards that are 4’  long. This will be the side forms for your concrete walkway installation. Next, drive wooden stakes every 4 feet along the string for the length of the walkway. Then attach them to make the forms for the walkway sides. Drive the wooden stakes down the path at four foot spacing, placing them just outside the planned pathway. Attach 1″ x 4″ boards  inside the wood stakes using screws. This create the concrete form! All the boards should be level and plumb to each other, and the wood stakes should be lower than the form boards. 
  • The Concrete: For a DIY project like concrete for walkway, pre-mixed concrete is recommended. Follow the manufacturer’s instructions for mixing. Start at the lowest point for the concrete walkway installation, pour the mixed concrete into the form and move upward. Level the concrete roughly with the back side of a garden rake immediately when the pouring is completed. Then level and smooth while the concrete is still pliable with a 2”x4” board. 

Do you need gravel under concrete sidewalk?

When pouring concrete for a patio or a walkway, experts recommend having a strong gravel base when preparing the ground. This will prevent the concrete from cracking or shifting, especially when there is clay soil. Clay soil doesn’t drain like other soils and without a gravel base, water will pool under the concrete walkway and erode, causing the concrete walkway installation to crack and shift. 

walkway around side of home

How long does a concrete walkway last?

With normal wear and tear, a concrete walkway installation can last up to twenty-five years or longer, under ideal setting, a concrete walkway installation has been known to last as long as 80 years. The things that can factor in the longevity of a concrete walkway installation includes: 

  • The quality of the concrete
  • The thickness of the concrete
  • Use of mesh or reinforcing bars
  • Use of a sub-base 
  • Tree roots
  • The weather

Things that can make a concrete walkway installation fail:  

  • A poor base soil.
  • Lack of or poor sub-base preparation. 
  • Tree roots causing cracks and displacement.
  • Heavy vehicle traffic 
  • Insufficient thickness
  • Lack of reinforcement

Which is better, a concrete walkway, cement walkway? The materials that make up cement is calcium and silica-rich materials, like clay or limestone. The distinctive adhesive properties of these materials make a superb binding agent. However, cement cracks easily. 

Where cement and concrete are alike, there is cement in concrete, making the two materials similar and are confused together. Adding water to a cement mix makes a paste, add gravel and sand, and you have concrete. Concrete is a durable material and will last centuries where cement isn’t as durable and very susceptible to the environment. 

Perhaps your concrete walkway installation has gone well and  you’re ready to venture into something bigger and more complex, like a concrete walkway and stairs. The concrete walkway installation will remain the same, the stairs will take more preparation, or are wooden steps easier? 

When cost is a factor, wooden stairs are the less expensive and the easier option to build. While concrete steps are about the same in cost, and you can purchase ready-make steps of standard dimension will take more work. Perhaps going with stone steps are an option, but the cost is higher because they are made from cut materials and then they need to be stabilized. 

Regardless which way you go, with or without steps, DIY concrete steps or ready made steps, the end results will be one you can enjoy for years. Call 254-716-8685 today for your concrete walkway needs in Waco and Temple, TX.