This article was originally published by the Educational Community for HOA Homeowners.
A residential community is typically made up of homes, playgrounds or parks, maybe a recreation or community center, and, of course, smiling faces. Connecting all those things are paved surfaces such as sidewalks, roads, walking paths, and parking lots. When properly functioning, their existence is convenient, aesthetically pleasing, and secure. Damaged pavement, however, is unsightly, dangerous, and restricts people’s daily lives.
Having a proper maintenance plan for paved surfaces can prevent costly construction, maintain the neighborhood aesthetic, and keep morale high. The monthly dues required to participate in a homeowners association are designated to take care of maintenance issues throughout the neighborhood. It’s important for board members and homeowners to understand the signs of deterioration and the solutions available. Equally important, there needs to be open communication in order to develop a plan that suits the community and preserves the pristine condition of the neighborhood.
Signs of Pavement Deterioration
Asphalt is generally durable and long-lasting. Paying attention to signs of deterioration and planning routine maintenance will help avoid major issues. Three of the most common signs of pavement deterioration are cracking, alligatoring, and potholes.
Cracking
Cracking is caused by fluctuating air temperatures. The change in temperature naturally results in expansion and contraction of the pavement. Excess rain or snowmelt can dampen the soil underneath the surface, which applies pressure above. This pressure puts stress on the pavement, causing cracking.
Alligatoring
Over time, cracking turns into alligatoring. This is caused when rain, snowmelt, and landscape overflows fill up the cracks and slowly deteriorate the integrity of the subgrade. As a result, the weight of a vehicle can cause the pavement to crack, leaving a pattern like alligator skin.
Potholes
Once alligatoring starts, it spreads rapidly throughout an area, causing small pieces to break away. Gradually, the number of pieces compounds until potholes are formed. Potholes left untreated can magnify the cost of repairs. The first sign of potholes should trigger an immediate response.
Preventative Solutions
For preventative maintenance to be successful there needs to be a plan in place before the first signs of deterioration are identified. It is important for board members and homeowners to work together to develop clear objectives when mapping out a plan of action for pavement maintenance. Clear objectives make budgeting easier and allow for prioritization. Applying sealcoating and slurry seal are two economical maintenance solutions.
Seal Coat
This process should be done every couple of years. A seal coat is a protective coating that shields the surface from destructive elements such as UV rays, water, and chemicals. The sealcoating process also gives the pavement a refreshed look. It is ideal for low-traffic areas.
Slurry Seal
Cracks are the root of all pavement evil and should be filled immediately to avoid the formation of alligatoring and potholes. Slurry seal is a mixture of asphalt, water, and aggregates that is applied cold to seal small cracks and restore flexibility to the pavement. The process can be completed in one day and lasts for five to seven years.
Having a pavement maintenance plan in place can significantly extend the life of paved surfaces and limit the need for disruptive and costly construction. It is important for members of the community to understand the warning signs, the solutions, and the budgeting process to successfully implement a plan.