Lower your lifecycle costs with a commercial parking lot maintenance agreement
At DRYCO, we’re happy to help you stay ahead of the game with parking lot repairs. We incorporate the latest asphalt technologies in all the repairs we perform – from pothole repair to full-depth replacement projects.
Regularly maintaining your parking lot allows you to lower the lifecycle cost of your pavement and reduce maintenance issues. That’s a win-win!
We offer multi-year pavement maintenance plans so you can plan ahead and save time, stress, and money. Here are a few things you can expect with our pavement maintenance plans:
- Best price every time
- Dramatically reduced work required to plan
- Effective implementation of annual construction programs
- Increased ability to obtain funding during budgeting
- Reduced pavement maintenance and repair costs
Asphalt & Blacktop Maintenance
Multi-year pavement maintenance plans have proven to be very useful tools, and proper sealcoating is at the heart of the plan. When you work from a plan, it will produce the best price, dramatically reduce the work required to plan and implement annual construction programs, increase the ability to obtain needed funding during annual budgeting processes, and lead to reduced maintenance and repair costs.
Pavement Overlay Option
If your subgrade is still intact or you have an ADA parking compliance issue, a pavement overlay may be a good option. DRYCO incorporates laser precision equipment, large conform grinders, and the latest paving equipment to create our pavement overlay design. The use of pavement membranes such as petro mat and liquid asphalt has been utilized by DRYCO since its inception, and provides the best end product. When it comes to tight tolerance, tough drainage, and high traffic areas, DRYCO is your all-in-one asphalt contractor that can get the job done quickly and correctly and will keep your present & future costs low.
Parking Lot Blacktop Repairs
Too often, parking lots are under-engineered and are unable to hold up to high-axle loads such as garbage trucks or loaded utility vans. Integrated landscape irrigation is also overlooked—you will find failed pavement near lawn areas due to saturation of subgrade from overwatering. We can help repair such damage, and when you’re ready for a new parking lot, we can ensure that it’s built correctly.
Remove and Replace Asphalt
DRYCO provides all manner of asphalt repair, whether it be a simple pothole repair or a full production mill out and replacement. DRYCO owns several asphalt milling machines built to quickly and accurately remove failed pavement without disturbing subgrade. We have the latest in paving and compaction equipment, so maximum compaction is attained. The fact is that for every 1% compaction you don’t get, you will lose 5% of the life of the pavement. Quality equipment and its proper application with experienced operators matters!
What causes Pavement Deterioration?
Raveling
Exposure to the elements cause the liquid asphalt binder in pavement to oxidize and become brittle, and the weight of vehicles causes the now brittle surface to crumble. Water then washes away the crumbled aggregate, diminishing pavement thickness and revealing a rough, rocky appearance.
Cracking
Variations in temperature cause pavement to expand and contract, and rain may cause the soil underneath to swell irregularly. All of this puts stress on the pavement, creating long cracks in a longitudinal (along the roadway) or transverse direction (across the roadway). These are quite common in California and can be kept in check through regular pavement maintenance. As the pavement ages, these cracks will appear with increasing density, forming block cracks. Block cracks indicate that the pavement has lost its flexibility and may require major reconstruction.
Alligatoring
When it rains or when irrigation overflows the landscaping, especially in areas with poor drainage, water enters the cracks and over time slowly carries away the “fines” of the subgrade over time. This causes unstable, unsupported pavement. The weight of vehicles causes the unsupported pavement to crack in a manner resembling alligator skin.
Potholes
Alligatoring will spread through the pavement like cancer, breaking the pavement into even smaller pieces that are cast aside, eventually forming potholes. Just like a leaky roof left unrepaired, the costs increase rapidly at this stage. Immediate response is highly recommended.
Pavement Maintenance
If you set up a proper pavement maintenance plan and act proactively to protect your investment by regularly sealcoating on schedule, the life of your parking lots and game courts will be extended significantly—and therefore, your costs will be minimized over the life of the hardscape.
Asphalt Seal Coating
Parking Lot Maintenance
Modified Sand Sealers
Fuel Resistant Sealers
Caltrans 37-2 Slurry Seals
Hot Applied Crack Filling
Blacktop Sealer
Color Coatings
Game-Court Coatings
DRYCO acquired California Pavement Maintenance (CPM)
In January 2020, DRYCO acquired California Pavement Maintenance (CPM) in Sacramento, California. In business since 1979, CPM will continue to operate as a division of DRYCO—and their crew brings a special expertise in slurry seal. We are excited to offer this new service with a team of pros who know how to do it right.
Slurry Seal or Seal Coating – Which Is Best For Pavement Maintenance?
Download our infographic comparing slurry seal and seal coating to make an informed decision on the best pavement maintenance for your parking lot.
Read Our Parking Lot Maintenance FAQs
Have questions on our parking lot maintenance services or what is best for your pavement? Read our FAQs below, or call us at 800-378-2177. You can also learn more about pavement maintenance in our blog post on the Ultimate Guide to Pavement Maintenance.
Yes, we do! Read our Ultimate Guide to Pavement Maintenance Guide here.
Visible signs of aging and disrepair include the following:
- Raveling
- Cracking
- Alligatoring
- Potholes
- A dreary faded color and texture
- Poor stormwater management and standing water
If you set up a proper pavement maintenance plan and act proactively to protect your investment by regularly sealcoating on schedule, the life of your parking lots will be extended significantly—and therefore, your costs will be minimized over the life of the hardscape.
Multi-year pavement maintenance plans have proven to be very useful tools, and proper sealcoating is at the heart of the plan. When you work from a plan, it will produce the best price, dramatically reduce the work required to plan and implement annual construction programs, increase the ability to obtain needed funding during annual budgeting processes and lead to reduced maintenance and repair costs.
It’s often tempting for business owners to ignore signs of wear and tear in their parking lots. You may think that you are saving money; however, without proper care, your parking lot can deteriorate in as little as five to seven years, costing you significantly more money in the long term.
- Regular sweeping and cleaning to remove debris and see any areas that need repair
- Seal coating every couple of years
- Filling cracks and potholes as soon as they appear
- New striping to keep it clear and visible for safety
- Repaint your lines
- Keep it clean with regular sweeping and power washing
- Keep landscaping maintained, especially around the edges of the lot
- Get rid of oil stains
- Seal it
- Upgrade your lighting
According to the IRS, parking lot resurfacing or concrete replacement can be capitalized. Routine maintenance, which is defined as actions the parking lot owner expects to repair periodically during the lifetime of the parking lot, are expensed.
To help parking lot owners best classify their parking lot expenses, the IRS suggests a 10-year time frame. If you expect to perform maintenance more than once in a 10-year period, it should be expensed. If you plan to only do something once in a 10-year period, you may capitalize.
For example, resealing the parking lot or sealing cracks, an annual activity, can be expensed but milling and resurfacing, an infrequent action, counts instead as capital.
The costs are mainly based on the size and type of lot, amount of traffic, type of traffic, the severity of the damage, materials required, current weather conditions, and zoning regulations within your locality, among many more considerations.
- The average cost of sweeping a 500-space parking lot is between $75-90 per visit.
- If you’re interested in re-striping, you should expect to pay about $4-5 per 18-foot line (4 ft. wide).
- For commercial sealcoating, the average cost nationwide is about $0.19 per square foot.
Parking lot sweepers, power washers, and striping machines can all be used to help maintain your parking lot, and are best utilized by hiring professionals.
Yes, an owner of a parking lot can be found liable for the following circumstances:
Accidents or injuries due to:
- Inadequate signals or markings
- Uneven surfaces and potholes
- Negligent maintenance of snow and ice
Sealant – Your first application of sealant should come within two or three years of the asphalt being applied. After that, a seal coat should be applied every three to five years.
Cracks and potholes – Small cracks and potholes should be repaired quickly and at least on a yearly basis.
Cleaning – Lots should be swept and cleaned on a weekly basis and hydro cleaned once or twice a year.
Drainage – A thorough drainage inspection should be completed once a year.
Striping – Re-striping annually for heavy traffic or every other year for light traffic.
Inspections – A visual inspection for damage should be carried out once a month and immediately following extreme weather conditions
Keep Your Parking Lot Clean, Neat, and Maintained!
If you are a property manager, you already know how tough your job is. You are supposed to keep the building and grounds in tip-top shape but are usually given a budget that limits what you can do.
That’s why it’s so easy to hesitate when it comes to maintaining your parking lot. Spending money on sealing, resurfacing, or striping feels unnecessary, especially if the parking lot is still in decent condition.
But let’s put some numbers to this.
Putting a slurry coat on asphalt costs about $25,000 – $30,000 per mile. However, if that asphalt completely fails and needs to be replaced, your cost for removal, new base, and replacement can be closer to $350,000+ per mile.
That means replacing asphalt is around 14 times more expensive than maintaining asphalt.
Make the smart decision. Get ahead of the curve, save money, and stop taking anxiety pills with regular parking lot maintenance!
Read more about our parking lot services...
Saving money is important to you as a property manager – and it should be! However, you know that being thrifty isn’t the only valuable trait as a property manager.
The truth is that you are managing a property that others use and enjoy.
It’s important that you consider their experience if you want to be successful. Thankfully, maintaining a parking lot does a lot more than save you money.
For example, a well-maintained parking lot increases the safety of the people using your parking lot.
On the other hand, a parking lot with unclear markings or large cracks and potholes can be a safety hazard for those using the lot.
Unfortunately, you can even be held liable by liable for injuries that occur on your property due to a poorly maintained parking lot.
Another advantage of maintaining your parking lot is the good first impression it makes on people using your lot.
And a good first impression matters. In fact, according to Bankrate.com a good first impression can add 5-10% to the value of your property. Plus, good first impressions affect the way people think of you long term.
For example:
If someone forms a good first impression about you or your company, they are more likely to look on you favorably in the future – even when you mess up.
At DRYCO we want to help you maintain your parking lot so you can save money, keep your clients safe, and make good first impressions.
In order to do that, we offer a variety of services:
- Asphalt Sealcoat
- Slurry Seal Services
- Parking Lot Repair and Maintenance
- Game Court Construction and Maintenance
- Concrete Contractor Services
- Commercial Fencing
No matter what your pavement needs are, the team at DRYCO can help you! Schedule a free estimate today to see what is possible in your area. We look forward to helping you improve your property!
Areas we serve in California...
We service the Bay Area and Central Valley of California. For a complete list of our service areas, please visit our service area page.
For specific locations, see below:
Have a paving, striping, sealcoat, concrete, or fencing project that needs a bid?
Does your parking lot need some love? Does your property need ADA upgrades? Need upgraded security fencing?
How about a complex commercial concrete job? DRYCO can help.