Resurfacing is the process of installing a new layer of asphalt (generally 1-1/2 to 2 inches) over the existing pavement (overlaying).
1.) When should a parking lot be resurfaced? Resurfacing a parking lot is ideal when the surface has become heavily oxidized or covered in widespread cracks, but the base remains stable.
2.) How long should a newly resurfaced lot last? Depending on the condition of the original pavement (prior to resurfacing), the drainage, the type and number of vehicles that use the pavement, and the thickness of the new asphalt layer, you can expect to an overlay to last seven to fifteen years.
3.) How long before traffic is permitted on a newly resurfaced lot? Rubber tires will not damage new asphalt, but care should be taken to avoid sharp turns (especially power-steering marks created by non-moving vehicles) for 24 to 48 hours after resurfacing.
4.) Why is edge milling prior to resurfacing important? A key consideration when resurfacing is drainage. How well does the lot drain prior to resurfacing, and how will a new layer affect this? As a general rule, an asphalt parking lot should have a minimum slope of 1% for water to flow properly over its service life. This translates to roughly 1″ of slope for every 10 feet. Anything less will not work! Without milling, the new layer of asphalt will sit 1.5” to 2” higher than the existing pavement. In addition, milling removes the old oxidized surface, creating a better bond between the old and new surfaces.
5.) Why can’t a parking lot be resurfaced during the winter months? The asphalt plants in Northern Ohio are generally closed from Thanksgiving to April 15th. Furthermore, resurfacing in cold weather leads to cold “seams” or “joints”, which can contribute to premature failure. The general rule of thumb is to pave when temperatures are 50°F and rising. Paving in the rain is not recommended.
6.) What can we do to maintain our new asphalt after completion? It is important to implement a pavement maintenance plan and start budgeting as soon as new pavement is completed. Due to Northeast Ohio’s freeze and thaw cycles, some cracks may appear after each winter. Crack filling is a yearly maintenance procedure, designed to prevent moisture from reaching the subbase.
7.) Can you resurface over cracked pavement? Linear (straight) cracks need to be filled with hot rubber (ODOT #405). Alligator cracks need to be removed and replaced with a full depth pavement repair such as 4” of #448 asphalt pavement and 6” to 8” of stabilized stone base (#304).
8.) What happens to utility valves (Manholes, Water and Gas boxes)? At DD Mitchell Construction, we install iron risers to ensure that utility valves are even with new pavement overlay.
9.) How thick is an overlay (resurface)? Many engineers specify between 1-½” to 2” thick. DD Mitchell Construction suggests installing a pavement of 2” for best results.
10.) We called three contractors for estimates, and each estimate is different. Why? When you’re ready for pavement work, it’s important to have specifications drawn up from either an engineering firm, or a reputable paving contractor such as DD Mitchell Construction. For best results, have all contractors bid apples to apples. In other words, have them outline your options.
11.) Do I really need to completely reconstruct my parking lot – or can I just overlay it? A resurfacing will only be as good as the underlying base material. If twenty five to thirty five percent, or more, of the total parking lot area is in need of substantial removal due to subgrade failure or other problems, it is generally more economical to completely reconstruct the parking lot.
12.) Is there anything else we should inspect each year? Drainage and cracks. Look into catch basins for any damage. Cracks are a yearly maintenance procedure.
13.) How would you go about paving in our community, where there is not much parking? DD Mitchell Construction creates a detailed color mapping system that explains the work being completed each day, and where cars need to park. It is important for the management to have a notice distributed to the community one month prior to a project’s commencement, outlining tentative work dates. DD Mitchell Construction or management may furnish a notice three days prior to starting all projects.
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