As you know, oil prices are up again along with the cost of paving asphalt. As asphalt prices continue to rise, your pavement becomes a more valuable asset to be carefully managed as a top maintenance priority.

Last season was very busy for us with several large Paving and Rejuvenator projects. We would like to thank Mid-Atlantic Real Estate Journal for the opportunity to write two articles in April and October. We received several inquiries about Chemical Treatment of asphalt and concrete as a modern approach for a longer lasting maintenance program.

Owners and managers of large commercial properties are reviewing the overwhelming amount of empirical evidence that confirms “Chemical Rejuvenation” is designed to penetrate into the top half inch of the asphalt. Unlike sealcoats, or other surface treatments, Rejuvenator improves pavement flexibility, reduces loss of fines and significantly extends the useful life of their pavements.

ROWLES ASPHALT has successfully applied Rejuvenator to over 20 million square yards of asphalt since 1989. We are one of the largest Asphalt Maintenance Contractors using Rejuvenator as well as other modern products for paving, repairs, crack filling, drainage, line striping and traditional coal-tar and asphalt emulsion sealers.

Frequently asked questions include:

1. “Where did this rejuvenator originate”? The 1970’s report, Rejuvenation of Asphalt Pavement by the U.S. Air Force Weapons Laboratory showed a marked improvement in viscosity (flexibility) of the asphalt tested. In 1976 a study by the U.S. Army Engineers Waterways Experimental Station provided performance data that three- part RT12 coal-tar based Rejuvenators prolong the life of asphalt pavements. By the late 1980’s Rejuvenator products were eligible by the FAA for Airport Improvement Program (AIP) funding.
2. “When is the best time to apply Rejuvenator”? A pavement needs to cure at least a year. After that Rejuvenator should be applied before the pavement experiences significant aging, or prior to other sealcoats. Once sealcoats are used, they must wear off considerably before using Rejuvenator.
3. “How is rejuvenator applied”? We use high production computerized machines capable of treating up to 30,000 sq.yds. per day with a cure time of 12 to 24 hours.
4. “Will rejuvenator lower/raise friction levels?” Any sealer can lower the coefficient of friction an average of 10%. However, the pavement after treatment, will return to the pavement’s original friction value within approximately 48 hours depending on temperature and humidity.
5. “How much does it cost?” Rejuvenator is competitively priced in comparison with the cost of a quality seal coat application but will last 2 to 3 times longer. This provides true value for your maintenance dollar with the added benefit of less disruption of your business, or moving your residents or tenants numerous times.

As a full service maintenance contractor for the last 30 years, we offer REJUVENATOR CHEMICAL TREATMENT as the most modern solution to your parking lot maintenance. REJUVENATOR is an alternative to sealcoats and a cost effective product for asphalt preservation. REJUVENATOR is not a sealcoat or surface coating. It is a penetrant that chemically bonds with the existing asphalt. It reverses oxidative hardening, replenishes lost oils which makes the blacktop more flexible, bringing it back to better condition and restoring the black appearance it had when it was first installed.

Retail sites need to have a well-maintained parking lot that projects a welcoming image to your customers. It is the first thing customers see and it is important that it creates a positive impression. If the parking lot is in good condition, it makes the rest of the facility look first class. A poorly kept parking lot suggests that the entire site is not well-maintained and could actually cost you business.

Safety is also a major issue if lots are not maintained regularly. A lot in poor condition paves the way for potential lawsuits from slip and fall or other injuries that can be more costly than preventive maintenance. Oxidation from sunlight and weather causes the asphalt to lighten in color and become brittle as it ages. Lots should be inspected regularly to determine what type of work is required to keep your pavement in satisfactory condition. Maintenance options such as pothole and drain repairs, crack filling and restriping of faded pavement markings should be combined with an overall approach.

Most retail owners and managers do not want to use coal tar sealcoats. They know that there can be a significant dollar investment for a product that only lasts about 12-24 months and they might not be happy with the results. Sealcoats provide a temporary black appearance but do nothing to reverse the damage caused by oxidative hardening or improve the condition of the asphalt pavement. Sealcoats wear unevenly in the drive lanes while the parking areas remain black. When the sealer wears off, the protection is gone. Another problem with sealcoats is that repeated application may result in sealer cracking. This detracts from the appearance of the parking lot and can actually damage the asphalt making it necessary to repave.

We have applied over 15 million square yards of REJUVENATOR. It lasts 36-60 months and when REJUVENATOR is used on a lot that is in good condition, it gives the appearance of new paving. While it can last twice as long as sealcoat it is not twice the price. We can say with confidence that our REJUVENATOR TREATMENT will lower your pavement maintenance costs, extend the pavement’s life and improve the appearance of your retail facility.

Rowles Asphalt has consistently informed property owners and managers of new products for all aspects of asphalt maintenance so they can make an educated decision to establish a regular maintenance program. Along with Asphalt Rejuvenator, we provide water-based Seal Coating, Crack Filling, Line Striping, Asphalt Paving Repair, Asphalt Resurface/Overlay, Drain Pipe and Catch Basin Installation, Drain Repairs, Drain Repairs with New Asphalt Patch, French and Strip Drains, Sub-base Paving Fabrics, Overlay Paving Fabrics, Concrete Work and Concrete Sealing, Excavation and other Specialty Services.

Planning for regular maintenance transforms an expense into an asset. This investment in the property saves millions of dollars by significantly extending the life of the existing pavement. Maintenance of existing asphalt is an environmentally friendly process.

In spite of the state of the economy, the industry has seen an increase in the number of “contractors” entering the sealcoating business who are giving customer bids at prices so low that they could not even cover the materials cost of the job if it was done properly.

SUCH BIDS ARE SIMPLY “TOO GOOD TO BE TRUE!”

Get the facts before you choose. Check how long a contractor has been in business and call their references to find out how good their reputation is. How much repeat business do they get? Are their customers happy with their work? Did the contractor provide written specifications on what is included, how the work will be done and what products will be used. You need to compare bids “apples to apples.” Asking these questions before making a decision can avoid problems later.

Asphalt and concrete deterioration is a chemical as well as a physical process. It is the chemical aspect that people fail to recognize when planning a pavement maintenance program. We looked for a process that would chemically improve and maintain pavements. Our research led us to a chemical rejuvenator for asphalt and a chemical process to restore and protect concrete.

The exposure of asphalt pavement to the elements causes the surface to oxidize which turns the blacktop grey or white. Oxidation chemically alters the asphalt binder or the glue that holds the mix of sand and stone together. This process makes the blacktop brittle and prone to raveling and cracking. Rejuvenator is an in-place chemical treatment that restores the binder’s flexibility, thus significantly extending the pavement life.

Studies by the Asphalt Institute and Texas A&M University report that the right treatment at the right time is three times more cost effective than doing no maintenance. The life of the pavement can be extended 2-3 times its current life if oxidative hardening of the blacktop is stopped or reversed in time. Your asphalt pavement is an asset. It should be carefully managed, not ignored until deterioration requires costly replacement. DOING NOTHING has proven to be the most costly approach!

Concrete problems are caused by a variety of factors. Most problems are a breakdown of the chemical and physical properties that go into making concrete. When mixed with water, it’s the “chemical reaction” with cement that forms the hard solid mass. The concrete restoration and protection process focuses on the chemical aspect and has been proven effective in inhibiting, repairing and in some cases, reversing the many causes associated with concrete surface and structural deterioration.

It is to the credit of asphalt and concrete that the infrastructure of the world is in place. Every structure and pavement around you is likely composed of asphalt and concrete, yet it is barely noticed unless there is something wrong. But like everything else, asphalt and concrete are not indestructible. They deteriorate and require maintenance and repair to prolong their useful life.

The future of our private and public infrastructure, and the demand on finite natural resources will be best served once people understand how these products can help save the environment and save them money. We expect these “green” products and methods to become more in demand in the future as a response to even higher material costs and tighter budgets.

Article written by Rodger Rowles, which appeared in the Friday April 23, 2010 issue of Mid Atlantic Real Estate Journal. Click here to download a PDF from njpajournal.com.