For any Traverse City business or property manager, the question of pavement maintenance often comes down to a simple but critical financial choice: Should we perform targeted repairs, or is it time for a full-scale replacement?
Your parking lot is a significant capital asset. Knowing whether to invest in **preventive repairs** or plan for a major **reconstruction** is key to managing your budget and minimizing future liability. At Global Asphalt, we help Traverse City businesses analyze the true condition of their pavement to choose the most cost-effective, long-term solution.
1. Understanding the Two Types of Pavement Failure
To make the right choice, you must first determine if the failure is on the surface or in the sub-base.
Surface Failure (Repairable)
This is damage limited to the top layer of asphalt, often caused by UV rays, minor water penetration, or heavy surface traffic. These issues are typically good candidates for focused repair.
- Minor Cracking: Thin, hairline cracks that haven’t developed into patterns.
- Small, Isolated Potholes: Damage that occurs in small, contained areas.
- Fading and Oxidation: The asphalt binder wearing away, causing the pavement to look dull and gray.
Base Failure (Often Requires Replacement)
This is damage caused by water seeping through cracks and softening the supporting layers of gravel and sub-soil. This is the most serious issue, especially with the frequent freeze-thaw cycles we experience in Northern Michigan.
- Alligator Cracking: Interconnected, web-like cracks that resemble alligator skin. This is the clearest sign that the asphalt layer is detached from a failing sub-base.
- Widespread Potholes: Numerous potholes in a single area, indicating a large, unstable section beneath the surface.
- Raveling or Depressions: Areas where the pavement has sunk or rutted due to heavy vehicle traffic breaking through a weak base layer.
2. When Targeted Repair is the Best Solution
If your pavement exhibits primarily surface failure, focusing on maintenance and repair can extend the life of your lot for many years.
Crack Sealing
This is the first line of defense. We inject hot-pour, professional-grade sealant into cracks to create a waterproof barrier, preventing water from reaching and eroding the sub-base.
Infrared Patching
This highly effective technique uses specialized heating equipment to heat and soften the surrounding asphalt, allowing new material to be mixed in and compacted, creating a seamless, long-lasting patch instead of a temporary cold patch.
Asphalt Overlay (Resurfacing)
If the base is still stable but the top surface is heavily damaged, a mill and overlay project is often appropriate. This involves grinding off the top layer (milling) and applying a fresh layer of new asphalt. It’s cost-effective and restores a like-new surface.
3. Signs It’s Time for Full-Depth Replacement
When base failure (alligator cracking, deep depressions) covers 25% or more of your lot, targeted repairs are essentially throwing money away. A full replacement involves more initial cost but provides the best long-term return on investment.
The Replacement Process
A full replacement by Global Asphalt is comprehensive:
- Removal: Excavating and hauling away all existing asphalt and damaged sub-base material.
- Base Restoration: Grading, compacting, and often adding new gravel layers to create a stable, proper foundation.
- Paving: Applying fresh, high-quality asphalt pavement designed for the regional load requirements.
4. The Traverse City Climate Factor
Our unique Michigan climate makes the “Repair vs. Replace” decision urgent. Once water penetrates the sub-base in the fall, the freeze-thaw cycles of winter rapidly turn small base failures into huge liabilities. Delaying necessary replacement by just one season can dramatically increase the eventual cost of repair.
5. Consult the Local Experts
Don’t guess on your asphalt investment. The best decision is based on a professional evaluation of your lot’s sub-base condition and traffic load. At Global Asphalt, we provide honest, transparent assessments that guide you toward the smartest financial choice for your Traverse City property.
Ready for a Professional Pavement Assessment?
Whether you need targeted maintenance or a full replacement strategy, Global Asphalt is your trusted partner. Contact us today to schedule a free, on-site pavement inspection and determine the most cost-effective path forward for your Traverse City business.
