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Posts Under Category: Sealcoating

Project Profile: Sealcoating, Falling Waters HOA

Jobsite Location: Falling Waters Home Owners Association Development, Burr Ridge, IL

Project Scope: Sealcoat and lot mark all the asphalt roads in the development, totaling 376,462 square feet. The asphalt was installed in 2012, and needed to be protected and maintained in order to withstand traffic, weather and general wear and tear. The asphalt had not been previously sealed, so two coats of Liquid Road sealer was applied in 5 mobilizations. Due to the massive  size of the development and the cure time of the sealcoat, many mobilizations were needed – this also helped avoid any inconvenience to the homeowners.

Procedure: Liquid Road Pavement sealer was applied, which is a high performance mineral and fiber reinforced asphalt emulsion blended with polymers and special surfactants for superior adhesion, flexibility, and durability.  Liquid Road replenishes the binder that is lost through oxidation and weathering, while providing a slip resistant durable surface treatment. Liquid Road’s deep, rich black color gives old, oxidized pavement a “”like new”” surface that melts snow and ice faster, and reduces cleaning and maintenance costs. The first coat was applied with the squeegee method, and the second coat was applied using the spray method. In addition, 4 parking stall markings were replaced using white or yellow highway traffic paint.  The project was completed on time and within budget.

Contact us today if you would like more information on sealcoating, or any pavement maintenance repair.


Pavement Maintenance Tips

As soon as freshly laid hot asphalt begins to cool, the aging process begins. From that moment on, asphalt is broken down by oil, gas, sun oxidation, salt, water penetration, and cold weather. Refer to the following tips when making decisions regarding preventative maintenance on your parking lot(s):

  • Carefully inspect your pavement on a regular basis for cracks, fading pavement markings, and other signs of failure or liability issues
  • Sealcoating a parking lot helps to slow pavement deterioration; for maximum benefit, asphalt should be sealed every 24-36 months
  • Sealcoating should only be performed under the proper weather conditions (50°F during sealer application and for 8 hours afterward)
  • Traffic should be kept off a newly sealed surface for 24 hours to allow for drying (curing) time
    Berwyn VFW lot marking 043 300x199 Pavement Maintenance Tips

    Lot Marking a freshly sealed parking lot

  • Proper attention to cracks will prevent problems from spreading and double the life of pavement
  • Singular cracks that are between ¼-inch wide and 1-inch are good candidates for cracksealing
  • Crack widening or “routing” is strongly suggested in truck areas, but not in cracks that have already been sealed
  • Fixing “birdbaths” as soon as they appear will lessen the chance of water seeping through to the base and becoming a pothole
  • Catch basin installation can be a possible solution for improper drainage on a parking lot
  • All pre-existing problems such as cracking, low spots, poor drainage, and base or sub-base damage should be resolved before resurfacing pavement
  • Concrete is especially durable when it is mixed properly and caution is taken during the curing process
  • Concrete needs at least 4-7 days to cure, during which time the surface should be constantly wet
  • Lot marking using a “straight-in” design (at 90°) allows for the most stalls and accommodates two-way traffic flow
  • According to ADA guidelines, all businesses must have the proper amount of handicapped-accessible parking stalls, and required van parking spaces

Call us at (888) 773-ROSE (7673) for any of your pavement maintenance needs.

Beautify your parking lot for Spring

Spring is the time to get in shape for summer; whether that means hitting the gym before swimsuit season or de-cluttering your house, ‘tis the season for new beginnings.  Your business can also benefit from a re-fresh, starting with your pavement.  Now is the time to evaluate, prioritize, and schedule repairs for your parking lots.  After all, it is up to you—the facility professional—to maintain the safety and integrity of your property.

After 3 300x225 Beautify your parking lot for Spring

Freshly sealed & striped parking surface

The following is a “must-have” checklist to get your parking lot fit for summer:

  • Walk your parking lot and note cracks that have either widened or formed over the harsh winter months.  Cracks that measure 1/4-inch to 1-inch wide are good candidates for cracksealing.
  • Consider if your parking lot or parking garage structure needs to be swept of dirt and debris.
  • Take note of catch basins throughout your parking lot.  Pay special attention to sinking or deterioration which may indicate a problem beneath the surface – such as broken concrete rings or inlet pipes.
  • Pinpoint if sealcoat and lot marking has started to fade.
  • Assess any damage from snow plows, such as broken curbs, excessive salting, and damage to catch basin lids and surrounding asphalt or concrete.
  • Identify areas of standing water on your parking surface, as these are depressions and areas where asphalt and/or concrete may have heaved.
  • Determine whether your lot is in need of basic preventative maintenance repairs or structural repairs.
    • Basic preventative maintenance repairs include asphalt or concrete patching, catch basin adjustment, sealcoating, cracksealing, lot marking, and infrared asphalt repair.
    • Structural repairs include asphalt or concrete reconstruction, resurfacing, or removal and replacement.
    • Evaluate your budget for parking lot repairs.  Has that figure been approved for maintenance on your property?  Don’t delay parking lot repairs – you will end up spending more money on the same services in the second half of the year.
    • Speak with a reputable paving contractor regarding any problem areas you’ve noticed on your parking lot.  Once determined, communication is key to keeping your parking surface safe, business running smoothly, and customers and tenants happy.

For more information on any parking lot maintenance repair, please contact us or comment below today.

Project Profile: The Oasis HOA Community

Rose Paving has been helping community associations nationwide manage the maintenance and repair of communal parking areas, streets, and/or pathways for over 40 years.  But, even with our vast experience, a recent job in California proved to be a unique challenge.

Not all contractors are equipped to tackle a 2 million-sq.-ft. sealcoating job, especially one that lacks a scope of work and where any proposal must negotiate its way among 10 board members and 1,200 homeowners, all of whom feel they have a vested interest in the work.

But those were the obstacles faced by Rose Paving’s Pacific Division at The Oasis, a gated over-55 homeowners association (HOA) community.  The community needed maintenance work on its streets. Rose Paving inspected the roads, met the property manager, asked some questions, and eventually was one of three contractors asked to put together a proposal and estimate.

LA HOA resized Project Profile: The Oasis HOA Community

This excerpt is from an article published in the April 2014 issue of Pavement Magazine

“It was early in the project so there was no scope or direction,” says David Cohen, general manager. “They said ‘do what you would do to our pavements.’ They were clearly looking for someone to come in and tell them what they needed and create a budget for them.”

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Recovering from Winter – Top 6 Paving Repairs

snowylot Recovering from Winter   Top 6 Paving RepairsThis winter, for much of the country, has been a record-breaker.  Chicago, for example, has measured over 67 inches of snowfall (29 inches above average) and experienced more days of zero-degree or colder temperatures than any other winter season.  Meanwhile, other regions continue to zig-zag between warm, spring-like temperatures one day and blizzard conditions the next.  As such, it’s safe to say the weather has not only affected our moods, but it has also wreaked havoc on our pavement.

Better weather and brighter days* are coming, however, so we can’t use it as an excuse.  Regardless of whether it might still be covered in snow, your pavement should not be buried on your checklist.  Now is the perfect time to address asphalt and concrete repairs to prevent the spread of problem areas and to mitigate potential liabilities.

The first step is inspection.  Pick a mild day and walk your pavement to assess the damage caused after a long winter of heavy snowfall, freezing temperatures, excess salting/sanding, and snowplow damage.  Common problem areas include pavement cracking, heaving, or rutting; potholes; curb and bumper-block damage; oxidized pavement; and faded line striping or other markings.  Solutions may include one or more of the following paving repairs:

  1. Removal and replacement
  2. Infrared asphalt repair
  3. Crack sealing
  4. Seal coating
  5. Lot marking
  6. Catch basin adjustment

Enlist the help of your Rose Paving representative.  He or she can identify and prioritize paving repairs so that your budget dollars are spent at the right time and in the most effective manner.  A great first impression this spring is certain to help drive business to your door!

*Don’t forget to “spring ahead” this Sunday, March 9; say good-bye to dreary days and hello to some much-needed sunshine!

Rose Paving Project Spotlight

Project Fast Facts

Jobsite Location:  Religious institution in Conyers, GA

Project Scope:  410 square feet of asphalt removal and replacement, 6,451 linear feet of cracksealing, 58,395 square feet of sealcoating, and lot marking.

S.C.A.L.E. Guide Score:  The parking lot was classified as a “C-” according to our S.C.A.L.E. Guide, due to general wear and tear, oxidation, and asphalt deterioration.

Duration of Project:  The work was completed in three nonconsecutive days.  Because the sealcoating product Polymer Modified MasterSeal™ (PMM) by SealMaster was used on this job, the sealcoat application was performed over a two-day period to provide ample cure time, per the application requirements.

Procedure:  The project kicked off with asphalt removal and replacement of one deteriorated area.  Our night team then cracksealed when the church parking lot was vacant.  PMM sealcoat product was applied over a two-day period.  Finally, lot marking was completed following day 2 of sealcoat application.

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Rose Paving Customer Incentives

Did you know Rose Paving offers periodic customer incentives or discounts on our services?  If you’re not already a subscriber to our email list or blog, sign up today, and don’t forget to “like us” on Facebook.  Our offers appear in our e-announcements, e-newsletters, on our social media sites, or right here on our blog.  In fact, our sealcoating promotion just ended, but we are extending it for our blog subscribers.  Call Tim at (708) 670-0373 or email tchimack@rosepaving.com to get the details on or before Friday, August 23rd.

Also, the deals aren’t just limited to your company budget, we also personally reward YOU!  When you take advantage of our periodic maintenance specials, we will also send a $10 Starbucks Card to your attention, so you, too, can rejuvenate.

Check out our website for more information on our services.

Rose Paving Project Spotlight: Eco-Friendly Sealant, Palm Desert, CA

Jobsite Location:  Retail Plaza in Palm Desert, CA

Project Scope:  Eco-Friendly Sealcoating and Lot Marking of upper and lower parking areas of retail plaza, for a total of over 546,000 square feet.

Procedure:  This parking lot rehabilitation kicked off with a power clean of the existing asphalt for both parking areas followed by a two-coat application of eco-friendly sealant. After the spray-applied sealant cured, the first parking area was restriped using California state- approved traffic paint.  This area consisted of 20 ADA stalls, 340 single stalls, 7 stop bars, 727 linear feet of red curb, and 3,222 linear feet of 4” road line.  For the second parking area, new lot marking consisted of 12 ADA stalls, 650 single stalls, 733 linear feet of red curb, and 397 linear feet of 4” road line.

Contact us for more information on our sealcoating and lot marking services!

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Music School Parking Lot Gets a Tune-Up

The Joy of Music School, located in Knoxville, TN, provides low-cost music lessons to low-income children.  With continuous vehicular use, the school’s parking lot suffered visible damage due to wear and tear.  It was unclear, however, if sufficient funding was available to repair the defects.

That’s when a member of the school’s board of directors, Tim Purcell of Pilot Flying J, made a phone call.  Having retained our services on several travel centers, Purcell knew it sounded like a job for Rose Paving!  And, he was right.  Upon hearing the situation, we were more than happy to provide a tune-up, and we even offered our pavement maintenance services at no cost, which was music to their ears.

Joy of Music School rose paving Music School Parking Lot Gets a Tune Up

Rose Paving team at work

A fresh coat of sealant was applied to the parking lot and stalls were re-striped to provide the finishing touch.  All in all, it was a successful orchestration with results that are appreciated by everyone in the community.  For more information on the project, click here.  To view a video, click here!

Click to read more about our charitable outreach.


Seasonal Parking Lot Repairs

Regardless of your location, parking lot repairs can and should be addressed throughout the winter months to prevent the spread of problem areas and to mitigate potential liabilities.  After all, just one slip-and-fall injury could result in costly litigation, increased insurance premiums, and worst of all–a tarnished image.

The following procedures and treatments can be performed on your parking lot this winter.  Understanding your options will help you to make better decisions concerning the maintenance of your parking lot during cold-weather months and it will help you budget for long-term parking lot repairs in the spring.

seasonal parking lot repairs rose paving Seasonal Parking Lot RepairsPatching – Depending on the size, severity, and geographic location, potholes may be patched or the area may be removed and replaced.  If your parking lot is located in a mild winter climate and hot-mix asphalt (HMA) is readily available, removal and replacement is the best, long-term solution and it can be completed right away.  However, if your parking lot is located in an extreme winter climate where harsh weather conditions and/or the unavailability of HMA are factors, treatment with cold patch can be completed as a temporary repair. 

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