Asphalt Maintenance Budget Tips | Property Management
If you are a property manager, just dealing with emergencies, tenant requests and staff members can take up a lot of your time. You may be so busy that you feel you have no time to worry about maintaining the parking lot that an asphalt company installed a few years ago. If a pothole forms, you have it repaired, and when the striping wears away, you have fresh paint applied. In other words, you tend to ignore your parking lot until repairs and maintenance cannot be put off any longer. When it comes time to prepare your budget, you either use the actual expenses from the previous year as a guide or try to guess what an appropriate amount would be. If you use either of these methods, you may find that your budget will not stretch to cover all of the work that you need performed. Furthermore, with each passing year, your cost for emergency repairs will rise. What you need is a comprehensive plan for preventive maintenance so that your parking lot will have a longer service life.
What Is a Preventive Maintenance Plan for Asphalt Pavement?
Your parking lot is a capital asset that should have a life of at least 15 to 20 years. Unless you are proactive about preventive maintenance, your pavement will probably need to be completely replaced before it reaches its full life expectancy. Furthermore, studies have shown that your repair costs will be up to five times more than you would have spent to maintain your pavement properly for 15 years. Here are the critical preventive maintenance procedures you should include in your budget.
1. Asphalt sealcoating is a very cost-effective way to protect your pavement. The sealant’s tough shell helps prevent damage from automotive fluids, hot tires and ultraviolet radiation. Sealcoating Las Vegas parking lots every two years is advisable to achieve maximum protection, but if your lot is extremely busy, you may need to make this an annual event.
2. Any breaks in the surface of your pavement should be repaired as quickly as possible. Most asphalt contractors recommend that you have your pavement inspected every six months, and if there are any cracks or potholes, have them repaired at that time.
3. Most parking lots need major restoration of high-traffic areas after about 10 years. It is also common to have an overlay installed every 12 to 15 years.
4. Parking lot striping and pavement markings should be refreshed once they lose more than 25 percent of their original visibility. Fresh paint will not make your pavement last longer, but it will enhance your curb appeal, ensure that you are in compliance with the Americans with Disabilities Act, and make your parking lot safer and less confusing. Striping contractors have found that most parking lots in Las Vegas need new paint every two to three years. However, high-traffic lots often need new stripes and markings every 12 to 18 months.
If you need help establishing a budget for your asphalt preventive maintenance, Affordable Striping & Sealing can help. We specialize in parking lot maintenance, and we are known for the quality of our work, our integrity and our commitment to customer satisfaction. Our services include sealcoating, parking lot striping, crack repairs, road markings, traffic sign installation and parking lot design. We would be happy to tailor a preventive maintenance plan for you that will address your specific needs. To receive a free quote, just use the online form to send us your information or call the office at 702-222-9009.
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