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Can you name the second largest asset that property owners care for? If you said “pavement infrastructure,” you are correct. There is currently no data for private sector pavement values; however, recent calculations for our highway system show the total infrastructure asset value is nearly 80 trillion dollars! It is astounding in its sheer size, and even more amazing is what the backbone of our system does for us. Private sector pavement values are estimated to be something near this vast value as well. What would the value to property owners be if we could make this crucial asset last one more day, 1 more year, 5 more years, or 10 more years?  Let’s talk about preservation of this crucial asset by cost-effectively extending the normal life cycle of our good asphalt pavements. There has never been a better time than right now for this philosophy to take root and spread into your pavement preservation program. Our pavements carry our most valuable and precious cargo – such as our families, all trade and commerce, and military and civilian activities. Pavements literally convey everything we do as Americans, every day of our lives to and from every conceivable location. If you consider every asset at its cost and value returned, nothing else comes close.  At first blush this asset seems permanent. It last forever right?  Not so fast, Federal Highway Administration (FHWA) research shows that under current practices, pavements average life span between rehabilitation processes is 8.5 years. Additional research from FHWA indicates that for every dollar spent on timely effective pavement preservation, a reduction of future replacement costs up to $10.80 can occur. Current practices unfortunately do not include pavement preservation activities on a consistent widespread basis.  The truth is our pavement infrastructure is aging and deteriorating at faster rate than ever before. Many pressures effect and reduce the life cycle period including physical factors like weather and traffic, loads and even the current “low bid” practice. However another phenomenon has presented challenges that are difficult at best to deal with and are economically driven.  Today, refineries fraction or divide crude oil into many components, one of which is asphalt cement, (the binder that glues aggregates together into airfield pavements and roadways). Many other new petroleum segments are being manufactured from crude, adversely affecting the aging and adhesion qualities of asphalt. This means our pavements are aging faster than they used to, which is not a good thing when you consider we are already behind the eight ball with budgets.   Considering the current national financial situation where budgets are consistently falling short, and our roads fall farther behind each year in the rehabilitation process, now more than ever the pavement preservation discussion rings true. The choices are two-fold: (1) We keep doing what we have been doing getting further behind every day, or (2) We start a pavement preservation strategy that will help us dig ourselves out of this situation. The clear choice is Pavement Preservation. What is pavement preservation? One definition of preservation is to keep alive, intact or free from decay. Oxidation and aging of asphalt pavement begins during the manufacturing process - even before the asphalt is constructed into a road or airport runway. If aging has already begun even before the pavement is built, then what can we do to extend the intervals between rehabilitation and when should we start a preservation process?  Pavement preservation addresses the aging issue by beginning the life cycle extension in the early years immediately following construction. Instead of waiting for damage to occur, and the most desirable, luxurious ride qualities to deteriorate and be lost forever, preservation keeps new pavements alive, intact, and free from decay for many years by starting these activities much sooner than current practices allow for.  The old school way of doing things says to wait several years, allowing aging issues to develop before any action is taken. Such philosophy spends 100% of budget dollars on the worst pavements while allowing the good and best condition pavements to harden and dry out. Next they crack, pothole, alligator, surface ravel, spall, oxidize and eventually turn back to gravel. This cycle repeats, except to say the overall asset quality of our infrastructure deteriorates over time because there is never enough money to catch up.  A tough question is: Why would we wait years allowing this all important asset to age into a condition that is so much harder and more expensive to manage and maintain? Maybe we did not really understand, or believe the data. Logic and field data would suggest borrowing a few dollars from the worst pavement budgets this year (they have been pretty bad for years, what is one more?) and spending it wisely on our best pavements to keep them in their best possible condition longer. This allows good pavements to last longer while we do the work later on bad pavements and gives us the opportunity of catching up in just a few years. If it seems like a good idea, it is! Remember the data: $1.00 for preservation reduces replacement cost by up to $10.80!  One answer to the tough question may be our lack of understanding the basic mechanics of a flexible pavement. For asphalt pavement the most important aspect is its flexibility. Flexibility equals strength. So instead of waiting so long and allowing the most valuable component (pavement flexibility) to escape, and then trying to do the impossible by putting flexibility back after it has escaped, we start a preservation strategy earlier in the life cycle. The default result is pavements that last longer, performing at higher levels of service, providing safer and lower cost to the property owners. Does any of this make sense? It should; the preservation concept is quite simple and results are amazing. Let’s start taking care of our good pavements while they are good and the rest will take care of itself!  Copied with permission by Dan Gee, President of Cedar Rapids, Iowa-based Gee Asphalt Systems. 

Sealcoating seals the small cracks that can turn into large cracks and prevents water from seeping down to the base material. The dark black color of newly applied sealcoat improve the appearance of new and old asphalt.

New sealcoating can preserve the resilience of asphalt surfaces and help hide small cracks, patches and rough spots as well as making traffic lines more visible. Sealcoat that is applied correctly makes your asphalt look cleaner because rain washes dirt and debris easily away from the smooth, non-porous surface.

Sealcoating helps protect the asphalt from the sun as well as the harmful effects of chemical spills such as oil and gasoline. Asphalt sealcoating fills surface voids, which in turn reduces exposure to oxygen and UV rays and reduces the depth to which oil or gas can penetrate the asphalt.

Sealcoating acts as a waterproofing agent, minimizing the rate at which water enters the asphalt. Sealcoating apshalt prevents the seepage of water and moisture from rain and snow, therefore preventing damage from freeze and thaw cycles.

Sealcoating provides an attractive black surface this is ideal (on the commercial side) for painting lines and other markers. Sealcoat brings a dark black color to the asphalt.  The blacker it is, the more heat the asphalt draws from the sun. The hotter the asphalt gets, the more pliable it becomes, which helps it to withstand traffic without cracking.

Sealcoating costs pennies a square foot compared to the dollars needed to repair or replace damaged asphalt. The intrusion of water into asphalt accelerates its deterioration and is strongly related to asphalt distress.

The price of asphalt will always be affected by crude oil prices, which fluctuate when supplies vary.

To obtain a professional review and estimate for your asphalt pavement surface contact Rogers Pavement Maintenance in Cincinnati (513-791-9001).

Remember sealcoating is the one most crucial step you can take as a homeowner, commercial property owner or manager to protect your asphalt.  Following this winter season, contact a professional sealcoating company (in Cincinnati call Rogers Pavement Maintenance at 513-791-9001) to review and evaluate your pavement needs.

Congratulations! You’ve decided that you want to install a new driveway, but before you buy, it’s smart to comparison shop by contacting at least three (3) contractors.

Aside from pricing, first do your research on the contractor’s you contact. Why consider hiring a contractor who doesn’t measure up in these basic categories; full liability and worker’s compensation insurance? The contractor should be able to provide you with proof of coverage if asked. Additionally, ask for a list of recent jobs similar to your project as a point of reference on the contractor’s performance and ask how the long the contractor has been in business.  Will they be performing the work in-house or will they farm-out the job to sub-contractors?

To make valid comparisons, solicit bids that have common denominators.  Bids that don’t include the scope of work including job preparation and material details are pointless.

How long will my asphalt driveway last?

Well that all depends…A properly constructed and maintained asphalt driveway will probably last 20 to 30 years. “Properly constructed” is a big factor here. Too often a driveway is the last thing on the list when constructing a new home. All to often, if there have been overruns in construction costs the driveway will “pay the price”. As contractors it’s not unusual to hear a homebuilder say “we only have $XXX left for paving the drive. What can you do for that much?” Of course that amount is usually less than what is actually needed to do a proper job. Many times premature structural failures in driveways are caused by this scenario or in older homes perhaps the previous owner was only concerned about low price, not high quality, if they had the drive replaced. Unfortunately, it’s often impossible to tell how well the driveway was constructed after the fact. One tip would be if a new home driveway was not guaranteed against any structural defects for at least 2 years, or if ther are areas that look rough or that hold water. The second part of this is “properly maintained”. If asphalt pavements didn’t need maintenance your city street department would be out of a job as would thousands of pavement maintenance contractors. As we get to answers to some more common questions, proper maintenance will become self-explanatory.

Why should I sealcoat my driveway?

Asphalt pavements are made up of stone (aggregate) fine stone or sand, and asphalt binders. The binders is what gives the pavement it’s black appearance and is the “glue” that holds everything together. Often I joking answer this question in  person by asking “why do you paint the wood on your house?” It’s obvious of course; to preserve the wood and protect it from damage from the elements. The same is true of asphalt pavements. Have you noticed that new asphalt is jet black but soon begins to fade and in a year or two has turned gray? This is oxidation. The effects of the sun and rain/snow oxidizing the asphalt binders in the pavement. Given enough time, the pavement becomes brittle and has less resistance to the loads placed on it. This can lead to a multitude of problems.

Asphalt is a petroleum product so any other petroleum derivatives that contact it will dissolve into the asphalt, weakening or dissolving the asphalt’s “glue like” properties. These substances commonly include motor oil, transmission/power steering/brake fluids, gasoline, and perhaps household solvents like some cleaners. It’s common to see asphalt damaged by concrete cleaning products used on a sidewalk but rinsed onto a driveway. And the other common products mentioned can come from anywhere; a leaking car, oiling the chain on the kid’s bikes, spills while servicing the lawnmower, the list is endless. A good quality sealcoating will protect the asphalt pavement from all these damaging factors while providing the curb appeal of a new-looking black appearance. It’s often overlooked that sealcoating not only seals the harmful elements out but seals the beneficial properties of the asphalt cement in. Many years of research has proven that proper maintenance including sealcoating can double the life of an asphalt pavement. (Sealcoating is new by any means. The first sealcoating materials were developed in the 1930’s for Standard Oil to help protect the pavement in their service stations.)

What about those cracks in my driveway?

Those need immediate attention. A host of problems leading to major failure can result frm the small start of a few cracks left unattended. You may wonder why we address this apart from sealcoating. Sealcoating is for sealing an asphalt surface. It does nothing of value for cracks larger than a “hairline” or in layman’s terms the size of a pencil lead or larger. Actual cracks in the pavement require specialized crack sealant materials. Left alone cracks allow moisture to penetrate the asphalt surface. Water expands as it freezes, so moisture in the cracks does the greatest damage in the winter months. But before you breath a sigh of relief because you live in a warm area, moisture pentration does great damage to pavement no matter what the temperature. It just does more damage faster in freezing conditions. “Homeowner grade” crack sealants are always cold applied and must dry. (Contractors use a superior method with hot-applied materials that set as soon as they cool). The main issue in sealing cracks is that they MUST be clean, dry, and have no vegetation present prior to any sealing. Homeowners should always shop for a sealant containing the highest possible amount of rubber. The rubber allows the sealant to expand and contract with the pavement. Cheaper crack “fillers” are hard when cured and as the pavement moves they will separate from the asphalt, and allow moisture to pentrate again.

What about those ugly stains?

Be careful. One way to prevent stains is to sealcoat the pavement in the first place, but depending on the type of stain the cure can be more damaging than the illness. Be careful to read the label of any “driveway cleaning” product. Many contain solvents. ANY solvents will damage the asphalt pavement and should be avoided, even if the product says it’s for driveways. Often for oily stains the best approach is a biodegradable cleaner (like Simple Green or similar), if those are not readily available plain dishwashing soap will do. Mix a soapy water solution, apply to the stain and let stand for a few minutes, then get a good scrub brush and apply a liberal amount of “elbow grease” and rinse thoroughly. Take note if the scrub brush begins to loosen stones in the asphalt. If this happens, stop and rinse. This is an indication that whatever stained the driveway has already weakened the asphalt and you could cause more damage trying to remove it. Contractors hvae a variety of products made for priming stains before applying sealcoating, however these may not be available to home owners and depending on the type of stain, sealcoating may not adhere to the stained areas. This is a situation where you might want to do a test area if you were sealing yourself to see if the sealer would adhere (apply according to directions, wait 2 -3 days, then scuff at the sealer with your shoe or a stiff brush. If it loosens from the stain you may need professional help.)

It’s a sad but true fact; fraud and deception are on the rise. Lack of moral standards and integrity is a virus that affects not only homeowner’s but also business owners as well.  From small business operations to the commercial industry, “contractors” are out there to leave you empty handed.

It can’t be stressed enough, Do Your Homework.

A Professional Contractor is qualified, insured, carries workers compensation, and should have a list of references. You as a consumer whether you’re a homeowner, a business owner, or a manager for a business, it is within your rights to request copies of these documents before signing on the dotted line.

A Professional Contractor pays taxes and insures their workers.

Professional Contractors follow established guidelines within their individual industries, a “code of conduct” per say.  You should be provided with a written quote on company letterhead, listing the company name, address, and phone. 

Buyer Beware of the contractor who gives you a price you can’t pass up and can schedule your job within 24 hours.  These contractors are called professional scammers or gypsies. Many times they come disguised as a subcontractor, but what they’re actually doing is work on the side or under the table, stealing leads, under bidding the job, using equipment and products from the company they’re working for, which is illegal. 

And on the flip-side, yes it’s a sad truth that consumers (both residentially and commercially) are taken advantage of by the unethical practices of these subcontractors, but these practices also affect the livelihood of the Professional Contractor. 

As you can imagine, a Professional Contractor has spent not only years perfecting their craft, but money on education and on building their business, from buying or leasing office space to purchasing equipment and materials.  When a job is awarded to anyone other than a Professional Contractor, by low-balling, it’s really taking money out of the pocket of the professional.

So when you’re seeking bids for a new driveway, a patio, new roof, replacement windows, or whatever your improvement may be, remember to Do Your Homework and select only a Professional Contractor.

To learn more about what to look for when selecting a paving contractor, visit www.rogerspavement.com

Filling asphalt cracks in your driveway or pavement surface will be a very important part of extending the life of your asphalt surface.

The most important reason to maintain the cracks is because you don’t want moisture to penetrate under the asphalt surface. If water penetrates the crack and seeps under the asphalt surface, this almost always creates a soft spot whcih creates a pot hole. And if you live where the temperatures create ground freezing, then this moisture under the asphalt surface will freeze and push the pavement up. All of these conditions can be prevented by practicing good maintenance and keeping cracks filled as they occur.

“Singular” cracks occur naturally as the ground moves and as the asphalt ages. “Alligatored” cracks are signs of asphalt deterioration typically from lack of maintenance.

Cleaning the cracks prior to crackfilling is a crucial part of the crackfilling process. If the cracks are not cleaned, the filler won’t stay in place. A professional will never use a pressure washer to clean cracks as all this does is “push” water deep under the asphalt surface which can potentially soften the area and cause deterioration to your pavement.

Contact Rogers Pavement Maintenance in Cincinnati (513-791-9001) to obtain a bid to have your pavement surface professionally crackfilled.

What is the cost of paving a new asphalt driveway vs. concrete?

The cost will vary depending upon the size of the job, location, and type of concrete you want. Generally concrete costs will run about 2 times higher than asphalt to install. The excavation costs are also greater to remove old concrete surfaces. How long will it take to pave my driveway? Do I need to do anything to prepare?

• Most driveways can be excavated, asphalt hauled from site, and additional base added in one working day. After this is complete, paving can start. Depending on the size of the job and location, it may be accomplished in one full day. Weather can also play a factor in scheduling. Ask your contractor what he needs from you. In most cases your garage door may need to be open for equipment access and a water source should be available to cool.

How long will I have to stay off the new driveway?

• New asphalt does require time to set up or “cure”. This process naturally occurs over time as the material dries and solidifies. Most paving contractors will advise you to keep cars off for a minimum of 3 days or longer, in hot weather. It is advisable to keep a close eye on new asphalt to eliminate any tire marking or indentations. Scarring can occur by turning around in tight areas and turning your steering wheel when your car isn’t moving. It is advisable not to park your car in the same spot every time to avoid indentations. Also all heavy or sharp objects such as kickstands, lawn chairs, tongue jacks on trailers, and even high heals should avoid the asphalt until it has time to cure. Remember, the edges of your driveway are the weakest part due to lack of side support. Avoid driving on the edges as they will crack and crumble in time.

Are there any benefits to sealing or sealcoating my driveway?

• Without a doubt any untreated asphalt will reach a point of drying out. At this time it is a good choice to apply a quality sealant to the pavement. Not only will it prolong the life of the asphalt, but it will aesthetically enhance the look of the pavement and your exterior landscape. In addition, it will protect your driveway from water, oil, fuel, oxidation from the sun, and other harmful elements. The benefits of proper care and maintenance can save you a lot of money in the future.

posted in Residential | Edit | 0 Comments17th March 2008

Looking for Pavement information in the Cincinnati area. Pavement Made Easy .com was developed with the purpose of providing useful paving information to the greater Cincinnati area. When you are looking to repair and maintain your investment in Asphalt, Blacktop or Concrete, or sealcoating information, come back to our site to find updated helpful information so that you can make the most informed decision possible. In greater Cincinnati . . .Welcome to Pavement Made Easy. Please go to our Home page and you can search for the topic you are most interested in today ! More Coming weekly or even daily!

The ultimate place to unwind, enjoy, and relax is your own backyard. Whether you enjoy having that early morning cup of coffee or just relaxing in the sun, a well laid-out patio is the way to go. Like a vacation in your own backyard, the comfort of stepping outside to enjoy your one of a kind backyard oasis is a luxury you can experience.Most homes have the original square builder installed patio. A small postage stamp type layout in concrete or wood decking. You now have thousands of options when it comes to designing your extended living space. Study your landscape and visualize what you will be doing in regards to entertaining, grilling, or just relaxing after a long day at work.Start by drawing some rough plans and ideas of what you’d like your backyard oasis to look like. Cut out pictures and research online. Your patio needs to be proportionate to your backyard. It should incorporate your landscape and your family’s needs. Most of all it needs to increase your property value and add to your quality of life!The next decision is choosing what surface you like. The following paving materials are only some options available:

• Natural stone. Imported exotics or native to your region. Irregular, split or cut stone.
• Paverblock. Interlocking concrete pavers in many different colors, patterns, and sizes.
• Concrete. Standard concrete with tooled joints and edges. Several finishes available.
• Colored concrete. Offers a variety of color options and multiple designs with contrasting colors.
• Stamped concrete. Unlimited design options with many paving patterns and colors.

The custom design choices and options are endless. Whether a combination of materials, colors or patterns……creativity is key! Add a hot tub, wetbar, sportcourt, firepit, built-in-grill, fountain or a pond. Ultimately the choice for paving is yours.Early spring is the best time to start your project. You will enjoy the finished product all season long. Most of all you can have the patio of your dreams right outside your door!