Asphalt Overlay In Monterey
A Cost-Effective Alternative To Repaving Your Parking Lot
While an asphalt overlay does not have the same life-span as a full removal and replacement, it is a considerable, cost-effective alternative that can be a great solution depending on your needs.
Our team at Coastal Paving & Excavating will help you determine the best path forward to ensure that you make the best investment for your situation and your budget.
Five Factors To Consider When Determining If An Asphalt Overlay Is A Good Solution For Your Parking Lot
The size of the parking lot plays a big role. If a parking lot is small, the preparation work needed to perform an overlay becomes a larger portion of the overall cost. This may result in removal and replacement being a more cost-effective option.
The elevations of the existing lot are another factor to consider. Is there room to overlay the lot and still have drainage occur properly? To perform an overlay, there needs to be a 1 1⁄2” minimum of asphalt thickness when done, which means the pavement must either be settled that far or milled down that far to allow the proper thickness. If the pavement has not settled at the building, (and there is no apron against the building allowing room for a mill, a section of the pavement will need to be removed by sawcutting it and repaving it at a lower height in order to then pave the new surface layer flush with the building. Sometimes there is a concrete apron in front of the building, and milling can be done along the joint of the concrete and asphalt.
If the parking lot is on the flatter side, the amount of required milling to make a proper joint to overlay increases. If there ends up being a significant amount of milling, it may end up being more cost-effective to simply remove the existing driveway and start from scratch.
Any cracking in the existing parking lot will reflect through the new overlay over time. The exact amount of time it will take to reflect varies on surrounding soils in the area. It can take years or can happen the very first winter. The time frame for reflective cracking is an unknown but it most definitely WILL occur. There are paving fabrics that can be applied to the existing surface to slow the reflective cracking, but the effects of freezing and thawing oftentimes will make those cracks re-appear over time.
If an overlay is desired, there has to be an expectation of the customer that this method is not as long-lasting as a full removal and replacement. A 15-20 year life on a removal and replacement is common, whereas an overlay may last a shorter time, about 10-15 years. Again, this will vary with soil type. Sandy soil-type areas have well draining soil and the overlay will have a longer lifespan than loamy/clay soil types that have a tendency to hold water, making it more susceptible to freezing and thawing damage. If the parking lot has minimal to no cracking, the customer is aware that reflective cracking may occur over time, the drive has good pitch, and the preparation time costs don’t outweigh the removal costs due to driveway size or pitch, it may be a good candidate for overlay. It is important that the customer understands that this is the most cost effective method achieve
the look of a new parking lot, as opposed to doing a complete repave.
Why Choose Coastal Paving and Excavating?
We are your one-stop-shop for all your asphalt paving and concrete requirements. Aside from providing professional asphalt seal coating for projects of all sizes, we also offer a range of other useful services, including fine grading, patching, parking lot striping, crack filling, and more.
We value our customer-first approach to doing business and have exceptionally high standards of service that utilize the highest grade of products and workmanship. We do all of this while upholding our commitment to always offer great value for money to our clients and friendly professional service from the moment you contact us through to completion and thereafter.
These values and commitments make us a leader in our sector and one of the most trusted asphalt seal coating contractors in Monterey County.
If you have a project you would like to discuss, or you’d like to find out the cost of local asphalt seal coating, please contact a member of our team today.
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