Setting a budget for asphalt paving maintenance can be challenging when managing multiple properties. Each repair raises concerns about unexpected issues that might arise elsewhere. With years of experience in commercial asphalt maintenance and repair, Earle American guides you through creating a comprehensive asphalt maintenance budget. Here, we detail the factors that are most important when budgeting to ensure all your properties and sites are covered.

Key Takeaways

• Start by categorizing your properties based on the age and condition of their asphalt. This information will inform each property’s maintenance needs.
• Consider the asphalt square footage to estimate the cost of maintenance and repairs. Large lots require more investment to maintain than smaller parking areas and access lanes.
• Create a priority list based on asphalt condition and usage. Lots with severe damage and heavy traffic should be maintained sooner than lots with only minor issues.
• Break large projects into phases to simplify financial planning, reduce costs in less-damaged segments, and prevent disruptions to your operations.

How Should You Categorize Your Properties?

When establishing a maintenance budget, begin by thoroughly assessing each of your properties. Consider the condition of the asphalt, how long it’s been since the last resurfacing, and current usage patterns. These details will help you to categorize each parking lot into one of three maintenance groups:

• Good condition: The parking lot surface is less than five years old and shows no visible damage. You should budget for preventive care, such as line striping and crack sealing, every two to three years, with more extensive sealcoating every three to five years.
• Fair condition: The parking lot surface is five to 10 years old, with signs of minor fatigue, shallow cracks, or localized potholes. You should budget for sealcoating every three to five years for maintenance, with asphalt patching as necessary to address existing damage.
• Poor condition: The parking lot surface is 10 to 20 years old with alligator cracking, drainage issues, deep potholes, and other signs of base failure. You should budget for asphalt milling or full-depth paving, followed by a maintenance schedule suitable for lots in good condition.

Additionally, assess the size of each lot, as asphalt paving services are typically billed per square foot. With accurate measurements, you can more precisely estimate the cost for any necessary repairs.

How Do You Determine Your Priorities?

Next, determine which properties should take priority in your maintenance plan. Properties with more severe damage should be addressed first, as extensive asphalt deterioration can lead to vehicle damage or personal injury. Prompt repairs not only enhance safety for residents and customers but also help you avoid potential liability issues and prevent further deterioration. Surface-level wear and tear, meanwhile, can be left until bigger issues are appropriately addressed.

When assessing priorities, another key consideration is usage. High-traffic parking lots that support heavy vehicles will require more frequent maintenance than those that see less use. They also require different levels of structural support, which affect the cost of construction and repair.

Should You Phase Larger Projects?

When budgeting for a major replacement, break it down into phases. Each phase should address a different area of the parking lot, with high-traffic areas like entrance lanes and loading zones given priority. Project phasing comes with numerous benefits:

• Financial planning: By splitting the project across multiple fiscal periods, you can arrange payments that better align with your income flow.
• Reduced disruptions: Sections of the parking lot that are not under maintenance remain open and accessible for continued use.
• Flexible repairs: Different phases of your project can feature different levels of repair, letting you pay only for what each section of the parking lot needs.

Your estimator from Earle American can help you phase your project appropriately. Our professional team can help you analyze each section of your lot, recommend the best order of repairs, and coordinate the work to minimize disruption and maximize cost-effectiveness.

FAQs About Commercial Asphalt Maintenance Budgets

What pavement issues should be prioritized first?

Severe potholes, alligator cracking, heaving, and drainage issues are all signs of a serious base failure. These issues should be prioritized in order to prevent further damage.

How often should commercial parking lots be inspected?

Commercial parking lots should be inspected at least twice a year. Aim to inspect the lot in the spring, after the snow melts, and in the fall before winter sets in. You should also inspect the lot after any major storms that might have caused asphalt damage.

What are the cost advantages of proactive maintenance?

Proactive commercial asphalt maintenance helps prevent serious issues, including cracks, erosion, and potholes. In the long term, this lets you avoid expensive repair and replacement projects.