Building Management Hawaii June/July 2013 - (Page 24)

Pavement Maintenance 101 Prevent large pavement repair costs with pavement preventive maintenance. ConCrete /aSphalt By Cole Kaimana Millare R esurfacing a parking lot or driveway is a large cost that not every property manager budgets for. However, by being proactive, you extend the life of your pavement and prevent large repair costs. This proactive approach is known as Pavement Preventive Maintenance (PPM). Before getting into PPM, it’s important to understand what your asphalt pavement is made of and how it degrades. Understanding Your Asphalt Pavement Asphalt pavement (aka asphalt concrete, AC, hot mix asphalt or black top) is made up of gravel, sand and asphalt cement. The asphalt cement is the “glue” that holds the gravel and sand together to make your pavement. Everything is combined in a heated mixer, laid down on the road and is compacted with a heavy roller. Pavement Degradation Day 1 of your pavement’s life will be the best condition it will ever be in. Beginning on day 2, your pavement will gradually deteriorate over time. The most obvious sign of degradation is the gradual change of your pavement’s color from black, to brown, and finally to gray. Exposure to the wind, sun and rain causes the pavement to oxidize. The asphalt cement, or the “glue,” weakens and can no longer hold the gravel and sand together. This is why you may see sand in your parking lot even though you’re nowhere near the beach. Raveling also takes place, creating those pesky potholes. Eventually, the pavement loses its flexibility and becomes too brittle and starts to crack. When cracks form, it allows water to seep into the pavement and causes larger cracks. Eventually, your pavement will not be able to carry any vehicle load. Cracking asphalt. Depending on how severe the degradation is, the cost to repair— whether it be repaving or overlay— could be anywhere from $1 to $5 per square foot. Pavement Preventive Maintenance The concept behind PPM is to keep your good pavement good and not let it deteriorate. GP Maintenance Solutions provides project management services for pavement maintenance and has provided tips that can help you save both your pavement and hard earned dollars: Control Load On Your Pavement Heavy vehicles carry a lot of weight and can destroy your pavement in a hurry. Limit access of larger vehicles like garbage trucks and delivery trucks on your pavement. If possible, move garbage containers closer to the roadway where garbage trucks can access them without having to drive over your pavement. Sweeping/Blowing Sweeping or blowing your pavement on a regular basis keeps it free from hazards such as loose aggregate and glass. Sweeping can also help you evaluate the condition of your pavement. If your pavement is not cleaned regularly, debris may hide in cracks and damaged the asphalt, which could lead to failures that seem to appear suddenly. Fix Drainage Problems Water is the main reason why pavements fail. If water is allowed to 24 June - July 2013 BMH

Table of Contents for the Digital Edition of Building Management Hawaii June/July 2013

Special Section: BIA Renaissance Awards
Solar & More - Made In The Shade
Solar Options For Condos
Beyond PV…The Power Of The Negawatts
Solar On The Highrise
On The Farm With PV
The Reality Of Exploring Solar
Steep-Slope Solar
Concrete & Asphalt - Fresh Surfaces for Work & Play
Pavement Maintenance 101
Asphalt Alternatives
Rocky Road
Pavement Preservation
Painting Top 5 Painting Tips
Painting & Exterior Finishes
Lead & Rules
On Site: Renting Delinquent Units

Building Management Hawaii June/July 2013