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Asphalt Services

The Base

When the asphalt fails water penetrates the base.  The wetter this becomes the more it shifts and the asphalt settles into it.  All water that gets to the aggregate below causes long term damage. Repairs are crucial early as the longer the asphalt is wet the deeper and wider the saturation damage.  Any repairs to the asphalt at this point will not permanently correct the problem.  More cracks will form.  More damage is already lurking below the surface in the base.

Cold patch is the best and most cost effective maintenance product if the repairs are done in a timely fashion.  (SPS does advocate proper crack sealing done with high quality products but this is not suitable for all damage.)  The bad reputation Cold Patch has is a result of the bad timing of the repair, not the product itself.  Regular frequent repairs done as needed keeps the water from reaching the base.

Cutting and patching areas with hot asphalt (depending on the scope of the work) leads to more problems as it is impossible to correct the base immediately adjacent to the patch and invariable cracks form and further damage occurs.   One of the main reasons cut and patch is required at all is the repairs were not attended to right away.  Once the base is compromised with moisture the visible damage on the surface occurs quickly.

Conclusion:  Keep the base dry.  Set up a maintenance program that does this; waiting serves no purpose.  Repairing small holes often with an ounce of patch is better than a truck load of asphalt and a liability issue. Maintaining now, even when the asphalt is in poor condition, will prolong the base and reduce liability.

Schepers Property Maintenance is now offering Yearly contracts for regular visits to site.  
 

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Familiar Problems

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	Typically cold patch is used to manage crisis and limit liability.  This crack should have been packed as well; the hole was not the only problem.  Reducing water infiltration to base saves thousands of dollars
	This is a better repair.  Though the cracks will get worse, they are poor candidates for hot sealing.  As they break apart further patch or cold seal immediately
	This too is a better repair.  Using cold patch effectively is not a stop gap measure.  Your choices here are cut and patch (see how this too causes problems and requires maintenance) or to fill regularly.
	The situation here is not great.  Generally, if there are large areas with long cracks then hot seal immediately.  We have cold patched them for a 1/3 of the price of hot seal but this is not what cold patch is meant for.
	This shows an area that has been cut and patched with hot asphalt.  Regular maintenance is still a must.  Cracks form around and spread out from the original problem.  Note too, the longer this is neglected, the further the problem spreads.

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Catch basins

Catch basins pose numerous problems.  Moisture is all of them.  When full of dirt, damage is can be caused by frost. Constant moisture accelerates salt damage to parged joints and old concrete.  Salt cannot leach away as quickly and water does not evaporate in a full basin.

Catch basins are below the frost line, which means they do not heave, but the asphalt around them does.  This difference in reaction to frost is what causes the stress cracks around basins.  If these are not maintained properly, water damages the base of the asphalt around the basins.  If there are any holes in the actual basin, water can wash the asphalt base right in.  The asphalt around the catch basin may need to be cut and the grade around the Catch Basin altered either by raising the top of the basin or feathering the asphalt down to the basin from further out.

Basins need to be kept clean and dry.  They need to be parged as necessary to ensure there are no leaks.  The asphalt at the surface needs to be regularly patched and sealed. 

	This damage reoccurred after a cut and patch with hot asphalt.  The basin was raised as well.  The original job was good, but maintenance needs to be done.  Suspect interior of basin not parged at same time
	Temporary patches are better than none.  Note how asphalt on the finished patch of a larger hole continues in crack and is flush.

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