Property Management Guide: Self Evaluation Of Parking Lots

PROPERTY MANAGEMENT GUIDE:
SELF EVALUATION OF PARKING LOTS

Do I Need to Do Anything?

WHAT THIS GUIDE DOES:

This guide allows you to examine your own pavement and assess what you might need to do - IF ANYTHING!
Just add up the points and use the key to decide
Then contact VSS on 1-916-373-1500 for action!
This does not include causes: see our technical library for full distress analysis.
If any type of failure is all over the lot then call VSS for a full assessment!

MAIN FAILURE TYPES:

CRACKING:

Cracking lets water into the pavement
It will make the pavement softer and cracking will get worse and lead to potholes and failure
In parking lots you need to consider:
- BLOCK or AGE CRACKING
- ALLIGATOR CRACKING
- LONGITUDINAL AND TRANSVERSE CRACKING
- THERMAL CRACKING

THERMAL AND BLOCK CRACKING (AGE):

A square pattern no more than 6 X6 ft
NOT In Load area
Dry and old aged appearance.

Less than 3/8 inch wide: LOW Severity - Score 20
> 3/8 inch but < ½ inch: MEDIUM Severity - Score 40
½ inch: HIGH Severity - Score 60

Block Medium

Block High

ALLIGATOR CRACKING:

In Load area
Looks like an alligator skin

Small cracks in wheel paths: Low - Score 40
Extensive alligator skin: Medium - Score 80
Broken up plates of Material: High - Score: 120

Low	Medium
High

LONGITUDINAL AND TRANSVERSE:

Run along in either direction
Long cracks
Often at joints in underlying pavement

Less than 3/8 inch wide: Low - Score 20
3/8 inches but < ½ inch: Medium - Score 40
> ½ inch: High - Score 60

Medium Longitudinal	High Transverse
High Transverse and Longitudinal

DEFORMATION:

Ruts
“Bird bath” Depressions
Shoves

Less than ½ inch deep: Low - Score 40 points
> ½ inch, < 2 inches deep: Medium - Score 80 points
Greater than 2 inches deep: High - Score 120 points

Rutting High

DISINTIGRATION:

RAVELING:

Loss of surface materials
Starts with fines
May be associated with cracking

Small aggregates on surface: Low - Score 20 points Pitting and small aggregates in gutters: Medium - Score 40 points Deep pitting, larger aggregates on surface. High - Score 60 points

Raveling High

FUEL SPILLS:

Soft spots caused by oil dripping

Loose materials and dark soft looking areas - Score 40 points

Fuel Spills

POTHOLES:

All potholes are bad because they allow water in and they GROW
Get them when they are small!

1-2 inches diameter: Low - Score 20 points EACH
2-4 inches : Medium - Score 40 points EACH
>4 inches: High - Score 60 points EACH

Pothole Medium

CALCULATION:

KEY:

95-100: Call VSS next year
85-94: Call VSS for a free assessment
65-84: Fill up the cracks and ANY potholes. Minor skin patching, seal coat.
45-64: Fill up cracks, fill potholes, dig out fatigued areas, Slurry Seal
25-44: Fill up cracks, consider Asphalt rubber Cape Seal, Dig outs, major patching, Slurry seal. Or Overlay. < 25 : Recycling or Reconstruction or Asphalt Rubber treatment with regulating course and overlay or slurry seal.