Tag Archives: Dave Sulkin

How to Prepare Your Parking Lot Post Winter

How to Prepare Your Parking Lot for Winter


Did you prepare your parking lot for winter? Most property owners neglect this because many property managers and commercial property owners are unaware of how the winter weather, salt and plowing can cause damage to their parking lot. Winter weather can wreak havoc on a commercial parking lot, specifically in our region. Harsh winter weather can and will wreak havoc on your asphalt parking lot. The best way to protect your parking lot from the freeze-thaw cycles that we experience is by having a preventative maintenance plan in place. When you add snow plowing and rock salt to an existing damaged parking lot, it will erode the asphalt and cause further damage.

It is always important throughout the year to conduct a physical inspection of your parking lot. When you notice signs of cracking, potholes, or the asphalt color looks faded, it is best to contact your asphalt parking lot service provider to assess the damage and devise a parking lot maintenance plan that suits your needs.

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3 Ways Prepare Your Parking Lot Post Winter

Crack Sealing: 

A part of preventative maintenance is to crack seal. Crack sealing prevents water from seeping into the sub-base. During the winter season, when water seeps into the cracks, the freeze thaw cycle will make the water expand and contract. The once small cracks can become potholes.

Undetected potholes may appear as snow and frost thaw. Many times, these damages are caused by snowplows or existing cracks hat have been affected by the freeze thaw cycle. It is imperative to seal cracks and fill potholes to prevent potential.

Asphalt Repairs:

Potholes can be repaired with hot mix asphalt in the fall months. Damaged asphalt is saw cut and removed, then the area is cleaned and prepared for the installation of new asphalt. When hot asphalt is unavailable, EZ Street high performance cold asphalt is a great alternative. This material works in cold temperatures, and can even be applied in water. Neglecting potholes, especially in the colder months, can be very dangerous. As the asphalt continues to break apart and the holes become larger and larger, this creates a safety hazard for both pedestrians and vehicles.

Inlet Repairs:

When water seeps into your inlets, the inside structure deteriorates. Salt and ice melt used in the winter months also washes into the storm drains, which further erodes the walls. To avoid a potential sinkhole, make sure your catch basins are structurally sound, the interior walls are parged, and the surrounding asphalt is intact.

To Prepare Your Parking Lot for Winter, contact the experts at American Asphalt Company to help address any immediate hazards. We will be able to provide a complimentary assessment of your parking lot and keep you within budget.

For more information on ways to prepare your parking lot for winter, contact:

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.

Asphalt Sealant: Squeegee and Spray Coatings

Asphalt Sealant Squeegee and Spray Coatings

Asphalt Sealant Squeegee and Spray Coatings

When it comes to applying asphalt sealant, pavement maintenance contractors have several options to offer property managers. They can employ any of the following:
• a spray system
• a piece of ride-on equipment with squeegee and/or spray application options
• a squeegee or a broom to apply material by hand
So, which asphalt sealant option is the best choice for the job? According to manufacturers, the decision hinges on several variables including application, material being used, personal preference, and budget.

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Squeegee and Spray Asphalt Sealant Applications:

Both the squeegee and spray methods have their own set of advantages. The pressure from the squeegee application method allows the asphalt sealant to fill any cracks which help to create a high quality bond with the surface of the pavement. In contrast, the spray method lends itself to better control of how much material is being used, and a more precise application process. Oftentimes, spraying asphalt sealant is misunderstood if the operator ‘thins’ the material, or uses a low spread rate to apply it to the surface. When managed properly, both the squeegee and spray methods can lay sufficient asphalt sealant for the customer’s needs.


Property owners and managers may know that when seeking a pricing estimate for their asphalt sealant needs, they will generally be given a price for one application type. However, the best of both sealant worlds includes using both the squeegee and spray sealant applications together. Sealcoating application is dependent upon weather conditions; requiring a temperature of over 50°F in order to be applied. If conditions are ideal, the contractor will apply the initial base coat. Utilizing the squeegee machine, pavement sealer is poured on top of the asphalt and is pressed into all of the pores before removing excess material. The first coat generally takes one to two hours of dry time before spray coating the second application. Applying the squeegee method first creates the proper
bond to the asphalt, but can leave behind pin holes and other slight imperfections. Spraying on a second coat of asphalt sealant will help to fill those holes, allowing the surface to have a cleaner appearance by eliminating squeegee marks and any blotches. Once the second sealcoat has been applied, the area requires 24 hours of drying time before resuming use of the surface.

While one coat of asphalt sealant leaves the parking lot, or street nicely covered, the second coat will help to keep out water, leaving a longer lasting application. Plus, spray coating the second layer uses less material and takes about half the time to apply than the initial coat.


When considering the long-term value, employing both sealcoating methods for a total of two coats is the best option for longer-lasting results. Used in conjunction, the two methods will yield a longer lasting result as opposed to the typical two spray coat applications. Starting the maintenance process within three years of the initial paving installation is important in order to preserve, and protect your asphalt. Repeating the sealcoating application every five years can beautify and extend the life of your asphalt as long as 30 years. While the initial investment for the squeegee and spray coat application costs more than other methods, it will ultimately give you a better return on your investment in asphalt maintenance.

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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