Tag Archives: American Asphalt

Commercial Parking Lots: 4 Things You Should Know

Commercial Parking Lots 4 Things You Should KnowWhen it comes to commercial parking lots, a well-paved and maintained parking lot has a greater impact on the customer experience than you may realize. Parking lots are the first thing that your customer sees when entering your business. You want to make a great first impression because you never get a second chance to make it right.

If your asphalt parking lot is filled with cracks, potholes, unsightly striping and other signs of deterioration, this could drive away potential business before they even make it through the door. Being proactive with having a parking lot maintenance plan allows you to be ahead of the damage and improve the safety and curb appeal of your commercial parking area.

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Commercial Parking Lots: 4 Things You Should Know


Just like the human body, asphalt grows weak over time, and without a preventative maintenance plan it can lead to serious damage and potential liabilities. The most effective approach in parking lot maintenance is being proactive rather than reactive. Don’t wait until the damage is done to fix it. Services like sealcoating not only make your parking lot appear new but help fight against the oxidation from the sun and damage from traffic. Having a parking lot maintenance plan in place will help keep your parking lot safe and fresh year after year.

Repairs and Maintenance

Some repairs are unavoidable, even when a parking lot maintenance plan is in place. The best way to avoid trip hazards and automobile damage is to walk your parking lot quarterly. Check to see if there are new cracks or potholes, uneven surfaces and proper drainage. If any of these arise, contact your trusted preventative maintenance partner to assess the damages and get started on the repairs.


We all want parking lots to look aesthetically pleasing, but are they compliant with the law? ADA Compliance ensures that parking lots with 20 parking spaces or more, have at least one designated area for those with disabilities.

Always make sure that you are following the accessibility regulations to avoid fines and to ensure you are providing a safe parking lot for your customers that require handicap spaces.

Parking Spaces

Are the parking spots on your lot clearly defined? Do they have enough space in between them? Providing comfortable distance between parking spaces is essential in decreasing the risk of liabilities and providing safety for your patrons. Clearly defined parking spaces create a seamless appearance and experience for your customers. Up-keeping on your line striping helps the flow of your lot and the safety for everyone traveling through.

If you are looking to create the best first impression, contact American Asphalt Company for your complimentary parking lot assessment. American Asphalt Company is New Jersey asphalt manufacturer, commercial asphalt paving and parking lot maintenance company. With three asphalt plants in the South Jersey area, and two commercial parking lot maintenance and paving locations in New Jersey, American Asphalt is your full service asphalt company.

Patrick Polazzo

Storm Drain Inlet Repair

Let’s look at the importance of Storm Drain Inlet Repair. Inlets, also known as catch basins or storm drains, are designed to collect water runoff from roads and parking lots during inclement weather. The main function of the inlets is to act as an underground drainage system.

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Throughout the drainage process, debris and other waste can accumulate over time, getting caught in the inlets and creating an obstruction. When this occurs, it will slow down the drainage process and can eventually stop it altogether, causing unsafe conditions. Maintaining your inlets by removing the debris will help extend the life of the inlet and surrounding asphalt.

Storm Drain Inlet Repair

The interior of an inlet is typically comprised of bricks and blocks held in place by mortar, or a precast concrete structure. During freeze-thaw cycles, and as a result of salting parking lots in the snow, the interior can erode and cause the frame and grate to sink. As a result, sinkholes are common as the surrounding asphalt deteriorates.

Always consult a licensed professional like American Asphalt Company to inspect your inlets in order to determine the severity of any potential problems. Once the issue is diagnosed, we will make sure that the inlet and the surrounding asphalt is fixed the RIGHT way. It is important to always look for the signs, first starting with the debris and make sure that they are removed.

Having the water drain properly off of your parking lot is vital and can prevent safety issues and possible liabilities.

Benefits of Stamped Asphalt on Commercial Properties

Stamped asphalt crosswalks and entrances can instantly enhance the appearance of your commercial or residential property. The stamping process is achieved by re-heating new or existing asphalt with an infrared process and using a steel cable template to imprint a pattern in the asphalt. A plate compactor is then used to press the pattern into the asphalt. After stamping, a polymer modified color coating is applied to the surface. A variety of patterns and colors are available. Commonly seen in South Jersey are both traditional brick and diagonal herringbone patterns, which are typically painted in a vibrant red color. This feature is a cost-effective way to increase the curb appeal of any property.

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The Benefits of Stamped Asphalt Include:

• Aesthetics – Choose a pattern and color that complement your space. With numerous patterns and colors available, stamped asphalt crosswalks or entrances can provide an immediate upgrade to your property.

• Fast Installation – A crosswalk can typically be installed in just a few hours, which means minimum disruption to tenants, clients and residents. The area can be re-opened to traffic in a relatively short amount of time.

• Lower Installation Costs – Initial installation is less expensive than traditional brick or stone pavers. While traditional pavers are installed individually, the stamping process happens much more quickly, making it less labor-intensive.

• Lower Overall Maintenance Costs – stamped asphalt can last for years and is easily re-coated. The surface also resists changes in temperature better than pavers, which are prone to shifting during freeze-thaw cycles. There is also no need to remove vegetation that typically grows through the cracks of traditional brick.

• Safer Alternative – The paint adds a skid-resistant texture to the surface of the asphalt, so it is not slick when wet.

• Extend Asphalt Life – When exposed to the elements, asphalt dries out and cracks. The color coating applied after stamping protects the asphalt from harmful UV rays.

Best Practices for Proper Asphalt Parking Lot Maintenance

Best Practices for Proper Asphalt Parking Lot MaintenanceLet’s look at the best practices for proper asphalt parking lot maintenance. The four most precious assets associated with a commercial building; the roof, the HVAC system, the elevator (if there is one), and the parking lot. The parking lot is the first impression of your company to your employees; as well as, your client base. A decision as to do business with a company or not…often comes right in the parking lot. The expected useful life of a parking lot (that was properly constructed) should be 15-20 years providing proper maintenance has been applied.

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Proper Asphalt Parking Lot Maintenance Includes:

• Seal coating every two years
• Crack sealing as soon as they appear, and before they widen/worsen.
• New striping for safe navigation by pedestrians and motorists.
• Proper signage
• Pothole repairs as soon as they appear.
• Inlet repair at the first sign of failure
• Water should never be standing in a parking lot- find/remediate the root cause. Pavement failure is often the result of standing water and the subsequent freeze-thaw cycles. Small untreated cracks eventually turn into potholes which cause the pavement to fail. Once this or alligatoring occurs, there is no course of action other than costly reconstruction.

Best Practices for Proper Asphalt Parking Lot Maintenance fall into 3 Categories

1. Must do: Consisting of concerns revolving around property and personal liabilities. Some potential hazards include raised sidewalk, broken curb, potholes, large cracks, alligatored areas, and failing inlets.

2. Should do: Consisting of preventative maintenance measures that will provide life cycle cost savings by “getting ahead” of tomorrows problems today. These include crack sealing, seal coating and small repairs.

3. Could do: When the budget permits, reconstructing the area earlier is better than later. Costly base repairs can often be avoided if milling and paving are performed early.

david sulkin

Parking Lot Tips for Business Owners

Parking Lot Tips for Business OwnersLets look at Parking Lot Tips for Business Owners. American Asphalt Company has been supplying and paving South Jersey since 1903. They just announced this past July, that they are now an employee owned company. This growth transition means that every employee behind the scenes and on the front line value and care about the projects and customers alike. Dave Sulkin, Vice President of sales and marketing, has been with the company for 10 years and came with 40 years of experience in new business development, sales, sales management and marketing. In recent years, Dave developed American Asphalt’s parking lot maintenance division, also known as, Solutions Division, which specializes in small paving and parking lot services.

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5 Parking Lot Tips for Business Owners

1. First Impressions are everything. You never get a second chance to make a first impression. This goes for your parking lot too. Would you be willing to trust a company if their parking lot looked neglected? The answer would be most likely no. We specialize in beautifying your parking lot so that your guests feel welcome and trust you BEFORE they walk into your building.

2. Safety is TOP PRIORITY. Potholes, cracks, and crumbled curb or asphalt, can cause you to be culpable for any personal injury or physical damage. If a client trips on broken asphalt, their heel gets caught in a crack, or their car gets damaged entering your parking lot, this can cause major liabilities. You’re parking lot shouldn’t be a warzone, dodging potholes and cracks.

3. Compliance is key in every work field. OSHA, HIPAA, ECOA are just a few compliance laws that some companies deal with. In the parking lot world, ADA Compliance is to protect those who are disabled. How? ADA Compliance ensures that there is enough spacing for parking wheelchairs and other mobilizations and required access to entranceways.

4. Preventative maintenance can save you thousands. We all take care of our bodies by taking vitamins, exercising, going to the doctors for check-ups; this is a part of preventative maintenance. Preventative maintenance applies to your parking lot too. Three years after your parking lot has been paved, seal coat should be applied. This along with crack filling and line striping are big parts in preventative maintenance, protecting your parking lot from the surrounding environment.

5. Parking lot signage. Signage serves an important role in safeguarding your clients and the general public. Most people associate auto accidents with public highways, but studies have shown that thousands of collisions occur each year inside parking areas. High profile messages can help prevent these incidents by providing a better understanding of their environment and a clear direction to both pedestrians and motorists.

Investing in Parking Lot Maintenance

Brand new parking lots last up to 15 years with regular parking lot maintenance. How can you maintain your parking lot?

Crack Sealing and Seal Coating are essential applications for long term pavement protection.

Crack Seal is a rubberized material that is applied directly into the cracks. This application prevents moisture and water from seeping into the cracks and creating potholes. Crack Seal also inhibits vegetation from flourishing which over time the roots can push the pavement.

It is recommended to complete your crack fill project with a seal coat application. Seal Coat is an asphaltic
liquid mixture that helps in blocking oxidation caused by the sun and degradation from UV rays damage and
traffic. It also restores the rich black color of the asphalt which makes a lasting first impression of your lot.
Investing in the maintenance of your lot can save you thousands!

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For more information, contact:
Dave Sulkin VP of Sales and Marketing
American Asphalt Company, Inc.
100 Main Street
West Collingswood Heights, NJ 08059
Phone: (856) 456-2899 Ext #226
Fax: (856) 456-4398


When Should You Repave a Parking Lot

when should you repave a parking lotWhen should you repave a parking lot. Let’s look at indications that you should repave a parking lot. Are you looking at your parking lot wondering how you are going to fix the damage? How you are going to make it more appealing? Are you trying to decide if you can wait to have your lot repaved and/or touched up? This article will help you better understand your parking lot.

Your parking lot is the first impression of your business. There are several ways to enhance the beauty of your lot and to ensure any potential liabilities are
addressed in a timely manner.

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When Should You Repave a Parking Lot

Let’s begin with the basics- when your lot is initially paved you can expect the lifespan to be approximately 15-20 years. Over time nature, gasoline, oil, and other products of the like will break down components of the asphalt. As soon as you notice cracking in your lot, our best advice is to have it filled.

This will prevent further damage and costly repairs. See the table above (Good Pavement) for examples of cracks that should be filled. Cracks within the pavement that are ¼” or greater should be filled. This process consists of injecting the crack with a rubberized material that will ensure the pavement does not continue to expand and contract. If cracks are ignored and not filled, you run the risk of your parking lot alligatoring. Alligatoring happens when cracks continue to spread throughout the entire lot- at which point you would need to have an overlay done or complete repave. An overlay consists of applying a new layer of asphalt over the existing asphalt surface. The thickness of an overlay should range from 1.5” to 2”. If your parking lot needs to be graded, or if the grades need to be changed, then the project will require milling. Milling is the process by which a machine is used to plane the pavement surface to an appropriate depth before it is covered with the new layer. Once the milling is finished and the overlay is complete, the customer is left with a brand new surface, ready for pavement

Parking lots should be sealcoated every 2 years. Sealcoating does three things for your parking lot: it protects it, beautifies it and ultimately saves you money. Sealcoating gives your lot a sleek black finish, which will enhance the appearance of your property.

Is it better to use a sprayer or a squeegee to apply sealcoating

Is it better to use a sprayer or a squeegee to apply sealcoating? The debate began as soon as the first mechanical sprayer was invented. There is no definitive answer — an experienced, conscientious sealcoating professional can obtain quality results using either method or a combination of the two methods. Each has its own advantages and potential drawbacks.

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How to Apply Sealcoating: Squeegee vs. Spray – Advantages and Disadvantages

apply-sealcoating• Squeegee applications typically produce a better bond between the pavement’s surface and the sealant. The pressure exerted by the squeegee forces the sealant into surface cracks and voids, creating a bond that is of higher quality while often yielding a smoother appearance.

• Sprayers provide better control of the amount of sealant used, making the application process more precise.

• Squeegee machines take a little longer than sprayers, but hand squeegees are the most timeconsuming.
On many jobs, it will take twice as long for workers to apply sealcoating by hand. Because weather conditions play a significant role in drying time, if the weather is cool, the crew may not have time to apply the second coat on the same day.

• Spray methods usually work better if the pavement is smooth and free from surface voids. As already noted, if there are voids, the sealant can be forced into them with a squeegee, but if there are no voids, the squeegee may glide too easily over the surface and leave too little sealant behind.

• Squeegees can leave behind too much sealant if the surface of the pavement is coarse. This can
lead to patches that take longer to cure as well as a finished surface that is less attractive.

Apply Sealcoating with a Combination Method

Many contractors find that they obtain better results if they apply the first coat by hand around buildings and sidewalks, use a squeegee machine or hand tools to apply the balance of the first coat and then use the spray method for the second coat. The squeegee method creates the superior bond, but it can leave slight imperfections such as tiny holes. These minor flaws can be eliminated when the spray method is used for the second coat.

Other Considerations When You Apply Sealcoating

Many problems reported for the different methods are due to an inexperienced operator or unethical contractor rather than the result of the method chosen. For example, a novice worker might leave behind noticeable lines when using a hand squeegee, a disreputable contractor might order the sealant to be thinned excessively or an inexperienced operator might set the spray rate too low. Your best bet is to find a reputable, experienced sealcoating professional and then trust his judgment on the best method or methods to use for your project.

For more information, contact:

Dave Sulkin VP of Sales and Marketing: American Asphalt Company, Inc.

Phone: (856) 456-2899 Ext #226

Fax: (856) 456-4398


Myths About Tar Based Parking Lot Sealcoating

parking lot sealcoatingWe are often approached about whether or not coal tar based parking lot sealcoating is toxic. There have been several articles written condemning these sealants stating they are hazardous and should not be used. We are going to try to dispel these myths for you.

Parking lot sealcoating applies a protective coating that works much like paint protects wood, metal and other surfaces. The tar based parking lot sealcoating applied to the pavement surface protects the asphalt binder from degradation caused by sunlight, chemical attack and water intrusion. Seal coating provides an added benefit because it is formulated to also provide wear resistance to vehicular traffic.

We use coal tar based pavement sealers to sealcoat parking lots. These sealers are made from a selectively refined fraction of crude oil. Recent claims describing sealers as “toxic waste” have been circulating online and in the press.

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Why do some people claim parking lot sealcoating is toxic?

These sealants are under scrutiny because they contain PAHs (Polycyclic Aromatic Hydrocarbons). However, PAHs are everywhere. Sources include grilled, roasted, baked and fried foods, as well as bread, cereal, grain and certain vegetables. The USDA allows over-the-counter-sales of shampoos and ointments that contain coal tar to treat dandruff, eczema, psoriasis and dermatitis.

Neither OSHA nor the EPA classifies coal tar-based sealants as being hazardous. Independent studies have repeatedly concluded that coal-tar sealants pose little risk to health or the environment, particularly because they are INSOLUBLE in water, which means living organisms can’t easily absorb them.

There is no scientific data that these products are hazardous or carcinogenic and we are confident that our employees are not at risk during the application process.

Driveways and especially large retail parking lots are capital investments that increase the value and
functionality of a property. Proper maintenance can extend the life of asphalt surfaces by as much as 300 percent. Sealcoating is still the best way to protect Pavement and is certainly a safe way to do it.
For more information, visit the PCTC (Pavement Coating technology council) website at www.pavementcouncil.org



5 Reasons to Sealcoat Your Parking Lot

This article explores the top 5 Reasons to Sealcoat Your Parking Lot. First impressions are everything. New asphalt surfaces that are seal coated within their first year will experience less degradation from UV damage, water and traffic. This article was provided to Wolf Commercial Real Estate by Dave Sulkin, VP of sales for American Asphalt Company.

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5 Reasons to Sealcoat Your Parking Lot

(1) Appearance

What impression is your parking lot making? 52% of consumers have avoided a business altogether because it looked dirty from the outside. 95% say that appearance is an important factor in selecting a place to shop.


(2) Prevent Oxidation

By blocking the sun and ultraviolet rays from damaging the surface causing cracks and deterioration.


(3) Weatherproofing
The number one destroying force to asphalt pavement is WATER.


(4) Protecting Against Spills
Protect against gasoline oil spills from automobiles that damage and soften the surface.

(5) Preserve Your Investment
Properly applied, sealcoat can save an owner huge costs over the life of a hot mix asphalt pavement.



dave-sulkinDave Sulkin VP of Sales and Marketing
American Asphalt Company, Inc.
100 Main Street
West Collingswood Heights, NJ 08059

Phone: (856) 456-2899
Fax: (856) 456-4398