Tips for Property Managers: Pavement & Parking Lot Maintenance

Parking Lot Pavement Mall StoresA good property manager has a keen eye for how the property affects residents and guests. Few things have quite as big an impact as the state of the parking lot. A well-maintained parking lot gives a strong first impression and enhances convenience for everyone.

When your parking lot is maintained well, it shows you are willing to go the extra mile.

There are many aspects of keeping your parking lot in tip-top shape, but it gets easier when you integrate an asphalt and parking space checklist into your regular maintenance routine.

Let’s look at some common problems and how to resolve them:


When parking lots start to show their age, potholes are usually the biggest complaint. They are unsightly and can cause damage to vehicles. Potholes happen when water permeates underlying pavement through a surface crack, so it’s important to check for them after heavy rains.

Asphalt patching should be applied during warm, dry weather. Property managers in northern states will find repairs made during the winter months have a tendency to wear out faster than those in summer. At least 30 days of dry weather helps repairs be more effective.


If potholes are caused by cracks, why not fix the cracks proactively? Inspect your asphalt for cracks each quarter – the sooner you work on them, the easier it will be. Cracks that are less than a quarter of an inch wide can be fixed with sealcoat; others will require crack sealer. Be sure to clear out debris like vegetation and rocks before applying your crack sealer.

Pavement Replacement

Sometimes, it’s more cost effective to go all in and fully replace damaged pavement. To make sure you are getting the best value for your budget, talk to an expert first. Drainage, traffic load, and landscaping issues – such as root systems under the pavement – all influence whether a full replacement is a sound long-term investment.


Sealcoating is an optional final step that protects a parking lot’s surface from oxidization and other environmental damage. The extra protection can add years to the life of your parking lot while cutting down on repairs. Ideally, asphalt should be sealed 6-12 months after installation. After the initial process, it can be revisited every two years.

For expert help keeping your parking lot in prime condition, contact Dykes Paving and Construction.

Dykes Paving has over 30 years of experience in the development and use of recycled materials for their paving projects. Their materials meet industry standards, are strong, affordable, and meet LEED certification for associated credits. The use of recycled construction materials in your pavement projects allows the opportunity to protect the environment, reduce the use of new materials, save money, and also have a high-quality product.

LEED (Leadership in Energy & Environmental Design) Certification is another of the many benefits offered by using recycled materials. Note that the following information concerns LEED Certification credits and Dykes Paving’s expertise in the industry to learn more about the LEED program in general sense click here.

LEED Certification Points and Credits

Use of recycled materials in your Atlanta LEED Projects allows your business to gain points in the following two areas based on the materials used and the location of origin of these materials.

1. Materials and Resources Credit 4 Recycled Content: credits are earned by the use of recycled materials in your paving projects. To simplify the more recycled material used in the completion of the project the more points are gained. The scale is 10 percent is one point, 20 percent two points, and an extra point may be earned if 30 percent or more of the project’s costs use recycled materials. As industry experts, Dykes Paving materials are 100 percent made from recycled materials allowing you to gain the maximum amount of credits.

2. Materials and Resources Credit 5 Regional Materials: additional points can be earned based on where recycled materials are sourced from. Recycled materials are considered regional if they are processed and manufactured within 500 miles of the job’s location. Regional Material credits use the same percentage and point scale as the Recycled Content credits. Much like Dykes Paving’s commitment to recycled materials they are also committed to using local materials from the surrounding greater Atlanta area.

Projects That Should Make Use Of LEED Certified Paving

Another of LEED certified pavings advantage is that it can be used in many different paving projects. The use of recycled material does not limit the paving’s strength or durability and it can be used for structural fills, as a road base, to support existing infrastructure, drainage systems, storm water control, and in projects where soil needs to be stabilized. LEED certified paving should be considered for any project that has a need in the above-listed areas.

Lastly, when considering a paving expert you want to hire a company with the experience and knowledge needed to do the project right. With decades of experience, Dykes Paving can help complete any LEED paving projects.

Paved Road in Forest

According to the both National Asphalt Pavement Association and the Federal Highway Administration, recycled pavement is the most used recycled material in the country and it is easy to see why. Recycled materials offer a cost effective, environmentally sustainable alternative to using newer cold and hot mix materials. It is also an effective means of generating aspects for LEED certification as well as producing general goodwill and community awareness on the part of the property owner and the material contractor.

The use of Reclaimed Asphalt Pavement (RAP) can represent a significant reduction in transport costs as it can be used in place in both hot and cold mix applications. For those applications in which offsite transport is still necessary such as those requiring milling or crushing, RAP still represents a viable alternative to virgin materials as RAP has already undergone weathering and polishing which reduces the degradation when used in crushing and milling. Thereby reducing material costs as well as providing an acceptable friction resistance. In addition, when used in mixed applications with virgin materials, the overall resulting mix material quality is increased, further reducing costs and providing a benefit to the contractor as to product quality.

Recycled Pavement offers numerous benefits with very low risk to either property owners or contractors and thus should be used whenever possible. By working with a knowledgeable and experienced pavement provider concerning the use of RAP, your business can take the right steps to a cost effective and sustainable future for all.

New Parking Lot PavingWhen it comes to parking lot construction, one question dominates- how much does a parking structure cost? A quick answer in the form of $X per space is anticipated but the correct answer requires comprehensive information. A short answer provides a possibility of error: an overestimate or underestimate. An overestimate can kill the project while an underestimate can result in a project whose costs are drastically more than anticipated.

Factors that affect the cost of a parking structure

Parking lot construction can vary depending on a number of variables. It’s important to first look at the structure efficiency which is dollars per square foot and parking efficiency which is square feet per space. These components are critical in determining the final cost of a parking facility. Structural efficiency is a measure of the total cost divided by the total structural area which includes the ramps, elevators, stairs and all parking areas. The average cost differs with the geographic market and can range from $35 to $65 per square foot. Structural efficiency can be determined by the following factors:

  • Slope and structure
  • Land utilization costs
  • Structure framing type
  • Drainage requirements
  • Architectural enhancements
  • Above ground vs. below ground

Parking efficiency, on the other hand, is the total gross area of the structure divided by the number of spaces. Factors that affect parking efficiency include:

  • Mixed use. Will the area be used for other purposes other than parking?
  • Footprint. Will the length be enough to allow parking on all ends?
  • Column grid. Is the layout a long-span column grid where spaces and aisles are free of columns or a short-span grid where there are columns for the parking spaces?
  • Functional layout. What type of layout is needed; a one-way angled parking or a two-way 90-degree parking?

Costs of labor and materials should also be taken into consideration.

How to save on parking lot construction costs

Cost can be a major concern when considering a new parking lot construction. Immediate and future large expenses can be minimized in the following different ways:

  • Estimating the costs from the outset
  • Identifying risks and uncertainties early
  • Using recycled materials such as recycled steel and cement composites
  • Sourcing quality workmanship and materials

Thoughtful decision-making can make a project financially feasible. If you don’t fully understand how parking lot construction costs are determined and would like to learn more, contact the Dykes Paving professionals for a free consultation.

Is your asphalt cracked and worn out? Then it’s time for repairs. First, it’s best to understand why your pavement  is cracking – you don’t want to have to repair it again next year. Here’s the top five reasons your pavement is cracked, and what to troubleshoot.

Alligator cracking means too much stress.

The most notable kind of pavement cracks are alligator cracks (sometimes crocodile cracks), so named because they look like the markings on an alligator’s back. Alligator cracking is a sign of serious fatigue and means the pavement is overloaded, bearing too much weight for what it was built for. Tell your contractor your needs instead of looking for the bargain, so you know your sub-base is quality.

Poor drainage.

If there is little to no drainage on your property, or you’re getting a lot of run off from a nearby slope, this can cause serious issues for your sub-base or even start to separate the asphalt layers from the aggregate (that’s the layer of stone or slag under the construction area). A sealant will help with this.

Heavy thaw and temperature change.

Much like cracks caused by poor drainage, if you suffer from heavy spring thaws or rapid, highly variable temperature changes, your pavement can crack from over-expansion of an asphalt layer, or just water weakening the sub-base. To treat it, get a pro who knows how to layer properly and it will save you money.

Stripping and raveling.

This is what happens when the asphalt separates from the aggregate, often as a result of an improper first layering. When this happens, you’ll need a pro to fix it. To make sure you don’t spend an arm and a leg on pavement repairs, make sure you hire the best the first time around, or at least on the first fix!

Lack of edge support.

The edges of your pavement can crack in crescents and penetrate the sub-base if the support around the pavement area has not been properly laid, and water has begun to seep into the mix or the base. Again, sealant can help when you start to notice small cracks, but once they’re big, you’ll need a professional.

If you have problems with cracking and are in need of pavement repairs, call Dykes Paving, with four decades of experience in the Atlanta metro area!

Pavement Pressure WashSpring is here and summer is around the corner, which means it’s the time for asphalt maintenance. With the winter thaw done your asphalt might need to be cleaned, not only to keep ugly stains and tracks off your commercial property, but also to help maintain your pavement and keep it free of oil slicks and mold. Here are some tips for safe asphalt cleaning.

Do use a pressure washer.

When you have a large scale pavement to clean such as a commercial or municipal property, you don’t want to go scrubbing every stain by hand. Check out pressure washers that the pros use like the Yamaha Surface Cleaner.

Don’t use a home made detergent.

Not only could attempting a DIY detergent accidentally cause toxic fumes if you mix the wrong ingredients, but also it could damage the pressure washer and leave even more streaks and stains all over your asphalt. For proper asphalt maintenance that makes your property look as professional as it can, use an appropriate cleaner that is meant to go in a pressure washer, and on your pavement.

Always wear safety equipment.

Eye goggles and gloves are an absolute must when cleaning your own asphalt! Little chips and stones, as well as splash back from the washer could easily catch you in the eye, so safety first!

Do seal all electrical outlets.

If you have any extant jacks, electrical outlets, or electrical fixtures such as lamps in the area that needs to be cleaned, make sure to seal them or get them out of the way before you start cleaning.

Don’t turn your washer on too much too soon.

Remember that asphalt has relative give in high temperatures, so don’t hold the nozzle of the washer too close to the surface of your pavement, or turn the pressure on maximum too fast. Keep the nozzle a good foot away from the surface and on minimum pressure to start with and ease the pressure up if it needs it, while also increasing distance if you do.

If you have a lot of asphalt maintenance to do for your business and no time to get your own washer and do the cleaning yourself, then call a pro – Dyke’s Paving has been one of the most trusted names in paving for the Atlanta area for over four decades, and are waiting to help you today!

Parking Lot Pavement Mall Stores

Every business can benefit from a good pavement maintenance strategy. When the weather starts getting warmer after winter, it’s time to prepare for spring and the natural expansion of elements below the surface. Here are some tips to prepare your pavement for the spring season.

Tip #1

Patch the pavement. This will fix potholes and other kinds of disintegration in your pavement. It will also prevent further deterioration and save you money on more extensive repairs. Patching is done by filling and excavating damaged areas in the pavement.

Tip #2

Let a professional cleaning company do a thorough inspection of your pavement as well as a cleanup of the pavement surface. A good cleaning crew with the right set of tools will be able to rid your pavement of any debris and dirt, which is not something that can be done by simply sweeping the surface.

In addition to making your pavement look cleaner in time for spring, a good cleanup job will preserve the durability and smoothen the surface which will prevent dirt and unwanted items from getting stuck in small cracks and under the pavement.

Tip #3

If your pavement is discolored or worn you can seal coat it. This is a great way to make the street outside your park, grocery store or other business look brand new. To further preserve the pavement and extend its lifetime you should do a professional seal coating every two or three years. Doing it regularly also optimizes safety and will keep the pavement structurally stable.

Tip #4

Repair or change parking lot lines before the spring season hits. This will give you time to relax, and you can rest assured that your clients will appreciate that you take care of your property and by extension, them.

To keep your pavement looking new you should replace any damaged stripings or markings, and refresh essential markings. Striping usually deteriorates during winter, so you should always include them in a surface inspection, cleaning or repair.

Choose Dykes Paving for your pavement maintenance needs. We offer commercial and municipal resurfacing, milling, patching and other pavement services. If you want to talk directly to one of our experts, feel free to contact us online or give us a call at 770-448-3392. We are more than happy to answer any questions you might have, and we can also recommend a good maintenance strategy for your pavement.

What Is Our Gatorflex Cold Patch Material?

You need to perform your pothole repairs as soon as possible. In part, this is because existing cracks and crevices in the asphalt can cause it to deteriorate at a faster pace by letting in gas, water, and other potential contaminants. However, it should be noted that potholes can also increase the chances of a serious accident, with common examples ranging from the wheels of bicycles catching on the rims of potholes to cars suffering internal damage when they bounce from the impact of running into the same.

Unfortunately, repairing a pothole can prove to be an expensive and time-consuming process, which is why so many people put it off until the problem has spiralled out-of-control. However, there is a convenient solution in the form of our Gatorflex cold patch material, which eliminates many of the inconveniences that most people associate with asphalt repair and replacement.

Why Should You Use Our Gatorflex Cold Patch Material?

Cold patch material can be used to perform pothole repairs with minimal inconvenience. This is because it is ready-to-use as soon as it comes pouring out of the bag, thus eliminating the need for construction workers as well as expensive construction machinery to heat up a mix of substances and then pouring the resulting mixture onto the ground. As a result, property owners can get the job done on their own with no fuss and hassle whatsoever, ensuring that their asphalt will remain in perfect condition as much as possible. Better still, our cold patch material is not just effective and efficient at its intended purpose but also environmentally-friendly, meaning that our customers can make use of it without having to worry about their impact on our shared environment.

Further Considerations

Are you interested in a fast but nonetheless reliable way to perform your pothole repairs? If so, please contact us at your earliest convenience so that you can ask your remaining questions.