The parking area is one of the

largest assets and investments

of a property owner. But it is

also one of the largest

liabilities.

Assets Direct Costs

Cost of initial construction

Significant portion of the budget and reserves

Costs of annual maintenance

Cost of replacement

*Rising costs of raw materials

○ Overlay cost 240% increase 2000 to 2011

Assets

Lasting Impressions

First Impression

Last Impression

"Well maintained property leads to higher

occupancy rates, less turnover, and overall

greater satisfaction of tenants and

customers."

Liabilities

Premises' Liability

Slip Trip Fall accidents

Vehicle to pedestrian accidents

Vehicle to vehicle accidents

Vehicle to property accidents

Liabilities

Regulatory Liability

ADA

Local/State/Federal

Why do you need to be an expert

Can you count on a stranger to provide

an educated, experienced, honest

evaluation?

Arrogant DelinquentIgnorant

Todays Focus

The largest part of the asset and liability

The pavement

Specifically Asphalt Pavements

What is it's purpose?

Asphalt

Provide a durable, flexible, safe surface for

multi-model and pedestrian travel

85% of US Parking lots are made of asphalt

What it is made of?

Asphalt

Technically known as Asphalt Concrete (AC)

94% sand and stone

6% Asphalt binder

94%

6%

Sand and Stone

Asphalt Binder

What causes majority of defects

and failure?

Environmental

Oxidation

UV

Precipitation

Temperature

Ground Water

Vegetation

What causes majority of defects

and failure?

Other

Vandalism

Traffic

Improper maintenance or construction

Normal wear and tear

○ Life expectancy of quality pavement on

average 12 to 20 years

What are the most common

defects and failures?

Pavement

Typical order

○ Oxidation

○ Cracking

Linear

Gator

○ Potholes

What you see.

What are the most common

defects and failures?

Pavement

Typical order

○ Oxidation

○ Cracking

Linear

Gator

○ Potholes

○ Illustration

What is occurring?

What are the most common

defects and failures?

Others

○ Top Down

Raveling

Stress Cracking

Surface Oil intrusion

Surface Weight or Volume Stress

- Underbuilt pavement structure

○ Bottom Up

Sub Surface Water Intrusion

Sub Surface Root damage

Can you identify the defect?

Can you put them in order?

1 2 3

4 5 6

What are the basics of

maintenance and repair?

Sealing

○ Sealer Emulsions

Coal Tar Emulsions

Asphalt Tar Emulsion

○ Specialty Emulsions

Polymer modified sealers

Rejuvenators

Liquid Asphalt Resurfacer

What are the basics of

maintenance and repair?

Crack Sealing/Filling

○ Cold Pour

○ Gator Patch

○ Hot Melt

○ Infrared

What are the basics of

maintenance and repair?

Pothole repair

○ Infrared

○ Cold patch

○ Hot mix

with tack

What are the basics of

maintenance and repair?

Resurfacing

○ Conventional Overlay

Mill

- Or Demolition

Crack Sealer/Filler

- Or Pavement Fabric

Overlay

+1in

○ Liquid Asphalt Resurfacer

1/4in

What will this fix?

Special Defects?

Full depth Oil

Intrusion

Sub Surface

Water Intrusion

Sub Surface

Root Intrusion

Surface Raveling

Reflective CrackingRutting

Joint Water

Intrusion

Grease/Weight

Damage

Sealing Choices

Proper Product Selection

Asphalt Emulsion vs Coal Tar Emulsion

○ Asphalt

Is more of a coating than a sealant.

Considered More environmentally friendly

Less irritant to applicator

○ Coal Tar Emulsion

Is a true sealant

More Durable

Superior resistance to petroleum and oxidation

Sealing Choices

Proper Product Selection

Gemseal

○ Raw Materials

RT-12 Tar

- Harder Tar

- Superior to RT-11 most commonly used

- More durable sealer

- Less VOCs

- Easier on the applicator

- Easier of the environment

Sealing Choices

Proper Product Selection

Gemseal

○ Testing

Pre and Post Manufacturing

- Insuring what they bought is what they got

- Tar

- Clay

- Emulsifier

- Insure what they promise is what they deliver

- Ash

- Solids

Sealing Choices

Proper Product Selection

Gemseal

○ Manufacturing

Colloid Mill Process

- Facts

- 1800 RPM’s

- Hundreds of Hard Chrome teeth

- Particle size 1-20 microns

• 5 microns size of human red blood cell

- Continuous Automated Manufacturing

- High Production Capacity

Sealing Choices Proper Product Selection

Gemseal

○ Manufacturing

Colloid Mill Process

- Benefits

- Smallest Particles Size

• Better Adhesion

• Better Cohesion

▪ On the ground and in the tank

• Better Consistency

▪ Color

▪ Texture

▪ Mix

• Less coagulation

▪ Less buildup and clogging of equipment.

Focus on Sealing

Proper Product Selection

Specialty Emulsions

○ Polymer modified sealers

Most durable sealants

○ Liquid Asphalt Resurfacer LAR

Crack Sealer and resurfacer

○ Rejuvenators

Adds Asphalt binder back into the pavement

Focus on Sealing

Proper Application

Mix (the RiteMix)

○ Concentrate sealer

100 Gallons

- The primary protection and portion of the solids

○ Sand

300 lbs

- Adds Skid Resistance

- Insurance against Slip Fall Liability

Focus on Sealing

Proper Application

Mix (the RiteMix)

○ Additive

2.5 Gallons

- Faster Drying

- Less wear caused by premature use or weather

- Faster opening to traffic

- Fortification

- Longer wear and petroleum protection

- Sand Suspension

- Better suspension and distribution of sand in

sealer and on the pavement surface.

Focus on Sealing

Proper Application

Mix (the RiteMix)

○ Water

30-40 Gallons

- Application Vehicle

- Provides for smoother application

- Decreased in cooler temps and increased in

hotter temps

- Must be potable water

• Drinkable low mineral

Focus on Sealing

Proper Application

Prep

○ Clean Dry surface

Moisture – Blower, Weather

Oil – Clean and Oilspot Primer

Tree Sap – Clean and Oilspot Primer

Debris - Blower

Dirt – Blower and brooming

Loose Gravel – Blower and brooming

Poorly adhered products (paint, sealer) – Grinding

Cracks sealed/filled – cold pour, hot melt, gator patch

infrared

Proper Application

Material Application

○ Method

Brush

Squeegee

Spray

○ Weather

Temp/Humidity/Sunlight/Wind Speed/ Precipitation

- DAF Scale

Focus on Sealing

Proper Application

Material Application

○ Rate

Two Coats (minimum)

- .027 gallons per sf

- Mixed sealer

- 54 sf per gallon

- Concentrate Sealer

Focus on Sealing

Six Secrets of Sealing Secrets

Made of

○ Coal Tar Preferred

Federal Specification

RT12 Preferred

Made how

○ Colloid Mill Preferred

Mix

○ Sand / Sealer / Additive / Water

RiteMix Preferred

Application

○ Brush Edging

○ Spray application

How often

Limitations

Bonus

Ask your contractor

5 questions

What type/brand of sealer are you applying?

What is the mix design you will use?

How many coats of sealer will you apply?

What is the application rate or the amount of

sealer you plan to use?

How will you prepare the surface?

Bonus

Bidding Process

PRESS

Job Walk

Individual Bids

Sit Down Bid Review

Determination

Bonus

LAR

Crackfiller/Surface coating

RiteMix Certification

The End

Miscellaneous

Asphalt Institute estimates a 59% savings

over 15 years when properly maintaining

the pavement ($15 square yard)

Every $1 spent Pavement Preservation

produces a savings of $8-$10 of

rehabilitation

State of Ohio

Life expectancy can be 200 to 300% longer

with proper sealcoating and crack sealing

Miscellaneous

Crack sealing

Proper Product Selection

○ Cold Pour

○ Gator Patch

○ Hot Melt

○ Infrared

Proper Application

○ Prep

○ Application