Budget Planning Tips for Asphalt Paving | Chicago Asphalt Company

An asphalt pavement is not something that you should just ignore after it is constructed. Technically, you could give it absolutely no attention, but you will find yourself paying for costly repairs just to keep the pavement in use, and you could also find yourself paying for a complete reconstruction in as little as seven or eight years. Planning a budget for your asphalt paving needs may not be at the top of your list of enjoyable tasks, but there are ways to make budgeting less onerous.

Budget Planning Tips for Asphalt Paving

Where Should I Start With My Budget Planning for My Paving?

If you already have a trustworthy, experienced paving maintenance contractor, you have cleared your first hurdle. If you do not, you should start interviewing asphalt maintenance contractors to find the right contractor for your needs. If your pavement is new, the commercial paving company you used for the construction may be able to recommend a few suitable candidates. Otherwise, ask your relatives, colleagues, and friends for recommendations. The right contractor can provide you with valuable information that will help you plan your asphalt street, walkway, or parking lot maintenance budget. While you are searching for an asphalt paving company to handle your maintenance, you might want to keep the following advice in mind.

1. Maintenance is virtually always more cost-effective than repairs.
2. A good preventive maintenance plan will help you reduce the severity of any damage that might occur, thereby reducing your repair costs.
3. You will need a professional to handle some of your preventive maintenance procedures, but there are also routine maintenance procedures that you or one of your employees can handle.
4. You will need to create a budget plan that encompasses more than a single fiscal year; some procedures are only needed every two years, and others may not be needed for a decade.

Are All Asphalt Paving Maintenance Plans the Same?

Your plan should be based on the types of stresses placed on your pavement in terms of the weight and volume of traffic. For example, there are substantial differences between a plan for parking lot maintenance and a plan for walking trail maintenance. Even within categories, plans can vary. A parking lot that only serves a dozen employees will not need a plan that is identical to a parking lot that serves thousands of customers each day. In general, however, a good paving maintenance plan will include the items listed in the following section.

What Should an Asphalt Paving Routine Maintenance Plan Include?

1. Routine cleanings help prevent damage to your asphalt pavement. Whether you hire a sweeping service or handle the chore yourself, plan to have dirt, leaves, grass clippings, and other debris removed periodically. Leaked vehicle fluids also need to be cleaned thoroughly; the job is physically strenuous, so you might want to hire someone to handle it for you.
2. You or your contractor should conduct a thorough inspection of your pavement at least once every year. It is better to conduct an inspection every spring and every fall so that any issues do not go without attention for more than six months.
3. Plan your budget so that you can have any cracks that develop repaired as soon as they form. Based on your pavement’s age and condition, your contractor can estimate how many cracks are likely to develop and how severe they might be.
4. Asphalt sealcoating is an effective and economical way to protect your pavement, so it should be part of every parking lot maintenance program. All parking lot repair procedures should be completed prior to sealcoating, and you should budget for new striping and pavement markings after every sealcoating. On average, parking lots need new asphalt sealcoating about every two years, but lightly used lots may not need it as often, and high-volume lots may need it more often.
5. Budget for asphalt resurfacing about every 10 years. With a proactive maintenance plan, your pavement may not need an overlay for 14 or 15 years, but it is far better to have the money waiting when it does than to have to scramble for funding on short notice.

At Black Hawk Paving, we have been caring for Chicagoland pavements since 1975. We offer a full range of services, including parking lot maintenance, asphalt resurfacing, asphalt paving, parking lot striping, concrete curbing, crack sealing, asphalt sealcoating, concrete flatwork, asphalt milling &site grading, asphalt repairs, and excavations. We are known for our honesty, customer service, and workmanship. If you would like a free quote, simply complete the online request form. If you would rather call us, call 708-419-3028 to reach our Mokena office.

Parking Lot Striping – How to Stay Safe, Visible & Compliant

Your parking lot plays in critical role in establishing the credibility of your entire operation. Whether the people parking in your lot are shoppers, patients, tenants, students or their parents, diners, clients, or guests, most of them will be gain an impression of your level of concern for them, the quality of the services or products you provide, and your attention to details from the condition of your parking lot. If you have neglected repairs, failed to install the necessary signs, overlooked compliance violations, or allowed your parking lot striping to deteriorate, those impressions will be more negative than if you have taken care of those issues.

Parking Lot Striping – How to Stay Safe, Visible & Compliant

How Much Might Parking Lot Striping Improve the Impressions Others Have About My Operation?

Subconscious perceptions are impossible to quantify. However, researchers who have interviewed large numbers of people have found that a well-striped lot that also has the necessary pavement markings tends to encourage people to shop at that store instead of an otherwise comparable store with a neglected parking lot. Furthermore, they are more likely to become regular patrons of the store. Similar results have been noted among interviewees who were looking to rent an apartment. Complexes with poor parking lots received less consideration than those with neat, well-marked lots. Although not every industry has received the same amount of research, it seems safe to assume that the results would be quite similar.

Why Do People Tend to Prefer Businesses With Great Parking Lot Striping and Pavement Markings?

Because many perceptions or impressions are formed at the subconscious level, people cannot always explain their reasons. However, among those that can put their reactions into words, the following reasons tend to be cited frequently.

1. Among apartment hunters, missing stripes and pavement markings were often viewed as a warning that maintenance at the complex was not a priority. This led them to suspect that the individual units had also been poorly maintained, and they feared that it might prove difficult to obtain repairs in a timely manner.

2. Among shoppers, many people wondered whether the store’s lack of care shown the parking lot was an attitude that extended to customer service, stock rotation, cleanliness, product quality, or other aspects of the operation that the shoppers considered important.

3. Among both groups, a failure to comply with the ADA cast the operation in a negative light. Admittedly, those having a family member with a mobility issue, or who had an issue themselves, were more likely to have this view, but a sufficient number of those with no personal knowledge of mobility challenges viewed the lack of compliance as socially unacceptable or irresponsible.

How Do I Know When to Call My Striping Contractor to Schedule My Work?

The easiest way is to find an experienced, reliable Chicago paving company to establish a routine asphalt maintenance plan for your specific parking lot. Differences in usage, pavement age, and other factors can affect the length of time your markings and striping will last. Typically, an asphalt maintenance plan should include timely crack repairs, periodic parking lot sealcoating, routine cleanings, sign repairs or replacements, and new markings and lot striping periodically.

For Assistance, Contact Black Hawk Paving & Construction

For more than 45 years, we have been providing commercial clients throughout Chicagoland with superb asphalt paving work and exemplary service. Our services include lot striping, asphalt sealcoating, pavement marking, asphalt repair, ADA compliance, asphalt paving, hot crack sealing, asphalt milling, concrete flatwork, car stops, concrete curbing, traffic signage, sewer repairs, and excavations. Request your free quote by completing the online form. If you prefer, you can call us at one of our three numbers. For job sites in Chicago proper, call 773-378-2390. For job sites in the suburbs, call 847-240-2560 for the northwest communities, or call 708-479-0400 for job sites in the southern communities.

Five Things to Know About Asphalt Overlays

When asphalt pavements are first installed, they feature a smooth surface that has a rich, aesthetically pleasing color. Over time, traffic and the weather can negatively affect the pavement’s appearance and functionality. When this happens, many people assume that the only solution is to have the pavement rebuilt. However, people across the nation are increasingly choosing asphalt overlays in lieu of total reconstructions.

Five Things to Know About Asphalt Overlays

What Are Asphalt Overlays?

An overlay, which is also called asphalt resurfacing, is a paving technique that places one or more layers of new asphalt on top of an existing pavement. Typically, asphalt contractors use powerful milling machines to grind off a precise, predetermined thickness of the existing asphalt. New asphalt is placed and compacted so that the resulting thickness of the pavement remains the same as the original pavement.

Is Asphalt Resurfacing Cheaper Than Reconstruction?

Depending on factors that are unique to every job, reconstruction costs 33% to 200% more than a paving overlay. Much of the additional cost for a reconstruction is in the labor; reconstructions require substantially more work hours. Because overlays can be installed much faster, the cost savings for labor alone can be significant.

Do Asphalt Overlays Require Maintenance After Installation?

Overlays need the same maintenance as any asphalt paving construction. Asphalt sealcoating should be performed as soon as the overlay is cured, and the sealcoating procedure should be repeated at the interval recommended by the asphalt paving company that installed your overlay. Should cracks develop in the overlay, you should have them repaired as quickly as possible. Overlays should be cleaned periodically to remove automotive fluids that have leaked from vehicles, piles of dead leaves or grass clippings, and accumulations of trash or other debris.

How Long Does an Asphalt Overlay Last?

Like your original pavement, the life of an overlay will depend on the use of your pavement, the care that it receives, and the quality of the installation. That said, most asphalt contractors consider the life expectancy of a properly installed, well-maintained overlay to be anywhere from 10 years to 15 years.

Are Some Pavements Not Good Candidates for Asphalt Resurfacing?

Conceivably, asphalt contractors could install an overlay on any pavement. The question that arises is whether resurfacing is cost-effective for the specific pavement. Here are a few situations in which you might be better off to have your pavement reconstructed instead of resurfaced.

1. The pavement’s base and subbase have become eroded or unstable beneath more than a third of your pavement. Without repairs to the pavement’s supporting foundation, the overlay can begin to develop cracks, potholes, or depressions. The cost of the paving services to correct widespread damage to the base could offset much of the savings that an overlay should provide.

2. The same is true if the pavement has widespread damage that is more than superficial. Large, scattered areas of alligator cracking, numerous potholes that are deep and wide, and numerous large cracks that extend far below the surface can reduce the cost-effectiveness of an overlay.

3. The design of the original pavement does not match the current use. For example, a parking lot that was engineered for passenger vehicles is now used exclusively by large numbers of fully loaded tractor-trailers. Because the base and the pavement were never intended to support that kind of weight, the trucks are inflicting severe damage on the existing pavement. The overlay will suffer the same type of damage, so it would be better to redesign and reconstruct the pavement from the ground up to ensure its ability to support the change.

4. The pavement deteriorated prematurely from causes that cannot be corrected without tearing out the existing pavement. Unless the cause of the premature deterioration is addressed, the overlay will also deteriorate prematurely. For example, if the original asphalt paving company did not properly amend an insufficient soil, failed to detect a lengthy underground stream, or did not construct a proper base, an overlay will not solve your problems.

5. If your pavement is approaching or beyond the end of its life expectancy, an asphalt paving overlay may still let you delay reconstruction for a few years. However, overlaying an extremely old pavement is not always a good idea. You will need to ask a trustworthy asphalt contractor to evaluate your pavement’s current condition to determine whether an overlay is a cost-effective solution.

If you think that an asphalt overlay might be the right solution for your pavement, contact the experts at Black Hawk Paving for a free consultation and quote. We serve the entire Chicagoland area with a variety of paving services, including asphalt resurfacing, sealcoating, asphalt paving, parking lot striping, site grading and excavation, asphalt repair, car stops, crack sealing and routing, sewer repairs, traffic sign installation, asphalt milling, pavement markings, and concrete curbing and flatwork. To request a free quote, fill out our online form, or call 708-479-0400.

What Is the Best Weather for Sealcoating in Chicago?

Asphalt paving is well-suited for all types of pavements in the greater Chicagoland area. Compared to concrete, asphalt can save you a substantial amount of money on the initial installation and subsequent repairs. Asphalt’s dark color absorbs and retains more of the sun’s heat, which helps promote the melting of snow and ice. Because asphalt is flexible, it can withstand the seasonal temperature changes better than most concrete pavements. Furthermore, many people consider asphalt to be more aesthetically appealing than other paving materials. However, if you want the best for your asphalt paving, you should be conscientious about its sealcoating.

What Is the Best Weather for Sealcoating in Chicago?

What Is Sealcoating?

Sealcoats are sealants that are spread on top of an asphalt pavement to seal out harmful agents. Asphalt sealcoating contractors prepare a liquid mixture that contains water, a powdered sealant, and silica sand or another aggregate. This liquid is then sprayed, brushed, or squeegeed onto the pavement. As the water evaporates from the mixture, a bond is formed between the sealcoat and the pavement, and the sealcoat turns into a hard, strong barrier.

What Are the Benefits of Sealcoating?

When included in an asphalt maintenance program that also includes professional crack repairs, sealants can frequently double the life of an asphalt pavement. Asphalt sealcoating screens out the UV rays that cause premature deterioration and fading, and it helps prevent damage from vehicle fluids, water, and corrosive chemicals. Sealants also provide cosmetic benefits, including the rejuvenation of the pavement’s color and the concealment of minor flaws.

What Weather Conditions Are Needed to Sealcoat a Chicago Pavement?

Sealants are highly dependent on the weather for proper curing. Sealcoat manufacturers define an ideal day as one with a temperature of at least 70 degrees Fahrenheit, a relative humidity level of less than 50%, a light breeze, and plenty of sunshine. Parking lot maintenance contractors in Chicago seldom have the luxury of applying a sealant under ideal conditions; it is a rare day on which the humidity would drop to the ideal level. Manufacturers are aware that their products must frequently be applied under conditions that do not correspond to the stated ideal, so they provide a range of tolerances. The most critical tolerance is the temperature, which can never be less than 50 degrees. If other conditions are borderline, the temperature may need to be even higher. It is important to note that the temperature is not just the ambient temperature; the temperature of the ground must also be within an acceptable range. If you want to sealcoat your Chicagoland pavement, it would be wise to not count on having the job done before the middle of April or after the first of October. There could certainly be other times that would permit an asphalt maintenance contractor to deliver excellent results, but it is better to schedule the work during the peak season.

How Often Should I Schedule My Asphalt Sealcoating?

Typically, an asphalt company advises customers to seal a new pavement or overlay within 12 months of installation. Subsequent applications will depend on your specific pavement. Parking lot maintenance specialists usually recommend an interval of about two years if your lot receives an average amount of traffic. However, if your lot supports a high volume of cars or heavy vehicles, you might need to sealcoat every 12 to 18 months. Conversely, suppose you have a pavement that only supports pedestrian traffic, bicycles, or just a few passenger vehicles per day. In that case, you may not need a fresh application of sealant for three or four years. Ask a reputable asphalt contractor to recommend the right schedule for your specific pavement.

Trust Black Hawk Paving & Construction for Help

Black Hawk Paving & Construction is a full-service commercial paving company serving the greater Chicagoland area. We offer an extensive range of services, including asphalt milling, asphalt sealcoating, asphalt repair, asphalt paving, asphalt resurfacing, concrete work, parking lot striping, site grading, hot crack sealing, excavations, sewer repairs, car stops, and traffic signs. We are known for our work’s remarkable quality, dedication to customer service, and competitive prices. We make it easy for you to request a free quote. You can complete the online form, send an email to Info@BlackHawkPaving.com, or call 708-479-0400.

What an HOA Should Look For in an Asphalt Paving Contractor

The dues collected by homeowner associations must be managed wisely to ensure that residents receive the benefits they expect. At the same time, residents do not want to be unduly inconvenienced while the services are being delivered to provide those benefits. When HOAs interview asphalt paving companies to repair, replace, or maintain the pavements in the community, it is essential to select a contractor who understands the unique issues that can arise.

What an HOA Should Look For in an Asphalt Paving Contractor

What Qualities Are Important for Paving Companies to Have When Performing Work for an HOA?

The best results are typically achieved when asphalt contractors have extensive experience in the type of project to be executed. You also want to hire a reputable asphalt paving company to provide you with quality references, proof of insurance, and well-trained staff members. In addition, you should not underestimate the need to hire a contractor with excellent communication skills.

Why Do Paving Companies Need Experience?

Asphalt paving projects can range from a small residential driveway to miles of interconnected streets. The size and scope of an asphalt paving project will determine the type of equipment needed, the scheduling of the asphalt trucks, the number of crew members, and an assortment of other details that require careful planning. Paving contractors who have never installed a pavement larger than a tennis court may not have a good grasp on how much more complicated a massive parking lot installation will be, for example. Even if all you need is a simple asphalt repair or asphalt sealcoating, you want to choose a contractor who understands the potential issues often present when working for an HOA.

How Do I Find a Reputable Asphalt Paving Company?

You can begin your search online, or you can ask your colleagues, neighbors, and friends for recommendations. Once you have collected the names of several possible asphalt contractors, you should conduct a bit of research before you start requesting quotes. Today, virtually all paving contractors have websites that you can visit to learn which services they offer, the areas they serve, and a little about their company. Most sites also feature reviews or testimonials, and many sites include videos or photographs of their crews in action or of completed projects. You can also visit third-party sites where customers post reviews and ratings for companies that performed work for them. You should also check with the Better Business Bureau to see what kind of information it has on the paving contractors you are considering.

Why Do Asphalt Contractors Need Good Communication Skills?

There are several reasons that contractors providing services to HOAs need to be effective communicators. Being a good communicator starts by being a good listener, so look for contractors who give you their undivided attention when explaining the work you want, any special scheduling you need, and any unusual aspects that your job may feature. Contractors should answer your questions in unambiguous language that is not peppered with technical terms or industry slang. The contractor you select should also help you create a map of the community that shows what work will be done in each area on which days. Because detours and street or gate closings impact your residents, your contractor must advise you if there are any changes to the schedule.

Black Hawk Paving Serves Chicagoland With Exceptional Work

Since our founding in 1975, Black Hawk Paving has helped countless clients with a variety of asphalt paving services, including asphalt paving, concrete flatwork, asphalt repair, concrete curbing, excavations, asphalt sealcoating, site work, parking lot striping, car stop and traffic sign installations, sewer repair, and pavement markings. We have built an impeccable reputation for extraordinary craftsmanship and exemplary customer service. We offer free quotes, so contact us today to submit your request. You can use the online form, email Info@BlackHawkPaving.com, or call the number nearest your site. Within the Chicago city limits, please call 773-378-2390. If your site is in one of the suburbs to the south of Chicago, the number to call is 708-479-0400. For sites in one of the suburbs to the northwest, please call 847-240-2560.

Why the Lowest Sealcoating Bid Isn’t Always the Best

In the modern world, it has become increasingly common for people to sometimes confuse a low price with a great value. However, although asphalt sealcoating may sound simple, it requires a contractor with experience, patience, integrity, and an eye for details to achieve great results. When you solicit bids to have your asphalt pavement sealed, the lowest bid may well indicate a poor job that will fail quickly and look terrible, making what you thought was a bargain nothing more than a waste of money. Oftentimes, the contractor submitting a ridiculously low bid is unscrupulous, too inexperienced to know better, or too desperate for work due to a poor reputation.

Why the Lowest Sealcoating Bid Isn’t Always the Best

Why Might a Low Bid for Asphalt Sealcoating Hint That the Contractor Is Unscrupulous?

First, it might be helpful to offer a definition of an unscrupulous sealcoating contractor. This is usually someone who knows all about doing a sealcoating job correctly, but they do not intend to handle the job accordingly. They know that they can tinker with the mix formula to increase its water content, sacrificing the costlier ingredients, including the sealant and aggregates. To reduce labor costs, the contractor may tell you that its is fine to apply one thick coat of sealant instead of two thin coats, or they may tell you that the second coat can be applied before the first one is dry. There are all types of tricks and shortcuts that an unscrupulous contractor can employ, but your results will be inferior and short-lived.

What Might Indicate That a Contractor Is Inexperienced in the Application of Asphalt Sealcoating?

There are two common errors that an inexperienced asphalt company can make when preparing a bid for sealing a pavement. The first is to underestimate the time that the job will require. The contractor may be planning to use a sprayer for the entire operation, but the crew members find that the job requires extensive cut-ins to prevent overspray. The contractor may not understand the impact that cool, cloudy days can have on the curing time of the sealant, so the crew may be left idle between applying the second coat or pavement striping. If time is an issue, the crew may be instructed to rush through the job, or they may be told to take unacceptable shortcuts. The second error that inexperienced contractors commonly make is to underestimate the cost of materials. Perhaps the square footage of the pavement was calculated incorrectly, or the error was made when converting the square footage to the number of gallons of sealant needed. If the contractor orders the sealant mix and other ingredients on a job-by-job basis, the prices may not have been verified with the suppliers prior to preparing your bid. If the contractor’s costs are the issue, you may be faced with overruns on your project, or the asphalt company may get in a hurry to move its equipment and crew members to a more profitable project.

What Might Warn Me That a Sealcoating Contractor Has a Poor Reputation?

During the peak season, a sealcoating contractor who can handle your job the day after you call may be desperate for work. Although this may not always indicate a poor reputation, you can verify that easily enough. Contact the Better Business Bureau, check the contractor’s reputation on third-party review sites online, and ask your colleagues, relatives, and friends whether they have had any dealings with the contractor. You can also perform an online search to determine how long the company has been registered under its current name. One common ploy for asphalt paving and maintenance companies to use to escape the stigma of a bad reputation is to change their company name. Therefore, when interviewing potential contractors, it is not enough to ask how long they have been sealing asphalt pavements. You need to ask how long the company has been operating under its current name.

What Other Red Flags Might Indicate That I Should Reject a Bid From a Sealcoating Contractor?

• The contractor refuses to give you any written documentation. If you have no supporting evidence of what the contractor promised, you could be facing a situation that is a case of your word against theirs.
• The contractor does not itemize the bid. The bid should consist of numerous line items, including the brands and quantities of the materials, the hours of labor, and the tentative schedule for all phases of the work.
• The contractor is vague or dismissive when you ask about insurance coverage, crew experience, equipment maintenance, or contact person.
• The contractor will not or cannot explain the steps to be followed for your project. Depending on your pavement, these steps could include crack sealing, pavement cleaning, traffic control, parking lot striping and pavement marking, and landscape protection.

At Black Hawk Paving, we specialize in building and maintaining asphalt parking lots for a diverse group of commercial clients in the Chicagoland area. Our services include asphalt sealcoating, parking lot striping, asphalt paving and asphalt repair, asphalt resurfacing, excavation and site work, asphalt milling, concrete flatwork, hot crack sealing, traffic signage, car stops, asphalt fabric, and sewer repair. Our reputation is exemplary because we always deliver exceptional work and remarkable customer service with integrity and professionalism. Whether you need a major commercial paving project executed, a few cracks repaired, parking lot sealcoating, or concrete curbing, we can help. Request a free quote by completing our online form. If you would rather call us, please use the number reflecting the site of your job. In Chicago, the number is 773-378-2390. For the southern suburbs, please call 708-479-0400, and for the northern suburbs, please call 847-240-2560.

How Are Asphalt Paving and Sealcoating Different?

If you have purchased a new car recently, you are probably familiar with the purpose of the sealcoat that the manufacturer applied over the car’s paint. The sealcoat enhances the car’s appearance, but it also protects its paint job, which protects the underlying metal that comprises the structure of the car. However, sealcoat cannot repair door dings, rust, or scratches. If you think of asphalt paving as being similar to the structure of a car, you can probably deduce the purpose of an asphalt sealcoat.

How Are Asphalt Paving and Sealcoating Different?

When Should I Choose an Asphalt Sealcoat Over Asphalt Paving?

Asphalt sealcoating enhances a pavement’s appearance, restoring its dark color and making the expanse appear more even. The asphalt paving company that built your pavement likely recommended that you sealcoat your new pavement as soon as the curing process was completed. Depending on the time of year, this could be three or four months, but it could also be 10 or 12 months. Your first application of sealcoat should be applied no later than the end of the pavement’s first year of life; repeated applications will be needed every 18 to 30 months. If you cannot remember the last time that you sealed your pavement, the asphalt has faded to an unattractive gray or brown color, or you are preparing to repaint your pavement markings, an asphalt sealcoat application may be the right choice.

When Should I Choose Asphalt Paving Over Asphalt Sealcoating?

Many people mistakenly assume that an asphalt paving company only constructs new pavements. In fact, your paving contractor may perform more jobs related to asphalt resurfacing or patching. Resurfacing is the process of installing a layer of fresh asphalt on top of an existing pavement. If the pavement’s base is in good condition, resurfacing can often serve as a way to get the serviceability and appearance of a reconstructed pavement at a fraction of the cost. Asphalt patching is normally a repair method that is used to fix potholes, alligator cracking, and some types of pavement distress. Because breaks in the pavement, including alligator cracks and potholes, allow water to inflict damage on the foundation, you should call your asphalt company to make repairs as quickly as possible. Conduct an inspection in the spring and autumn to identify problems promptly, then ask your paving contractor to repair any cracks, potholes, or patches of alligator cracking.

When Is Asphalt Resurfacing Needed?

Typically, an overlay is installed when the pavement is nearing the end of its useful life. Depending on the type of pavement, the care it has been given, and the quality of the original construction, an overlay is seldom needed for 12 or 15 years. However, resurfacing can also be a useful procedure to correct problems with the initial construction, drainage issues, or widespread pavement distress.

To Learn More, Contact Black Hawk Paving

We are a family business that has been providing exceptional craftsmanship since 1975. Black Hawk Paving & Construction offers our paving services to commercial clients throughout Chicagoland. Our asphalt services include paving, sealcoating, crack repairs, patching, resurfacing, and milling, and we also offer a line of concrete flatwork as well as concrete repairs, parking lot striping, traffic signage, sewer repair, and car stops. We are known for delivering exemplary results, going the extra mile for our customers, and charging reasonable prices. If you are interested in receiving a free quote, simply fill out the request form online. If you would rather speak with us, you can call one of our three telephone numbers. If your job is within the Chicago city limits, please call 773-378-2390. If the job is in the suburbs, call 847-240-2560 for the northwestern cities, or call 708-419-3028 for the towns south of Chicago. Call 847-240-2560 for the northwestern cities, or call 708-419-3028

How Chicago Hotels Can Benefit From Parking Lot Maintenance

Every year, millions of tourists and business travelers book hotel rooms in the Chicago area, and the competition among hotels can be fierce. Hotel managers are constantly looking for ways to attract new guests and encourage them to return. Managers may focus on the lobby décor, the comfort of the beds, the attention that staff members pay to guests, or the unique amenities that the hotel offers. However, if you are forgetting about your paving repairs and parking lot maintenance, you could be losing points for your hotel.

How Chicago Hotels Can Benefit From Parking Lot Maintenance

Why Does Parking Lot Maintenance Matter?

You only have one opportunity to make a good first impression, and the first thing that your guests normally see is your parking lot. This view can form the basis for an impression about your entire operation. An ugly,

dangerous parking lot can be interpreted as an expression of your lack of concern for your guests. They may think that this lack of concern extends to the safety and comfort of your rooms, and they may look for signs of confirmation, becoming a nightmare for your staff. When it is time for them to reserve another room, your hotel or chain may fall to the bottom of their list of acceptable choices. If these reasons are not sufficient motivation, consider the potential financial implications. When you neglect your parking lot maintenance, you virtually guarantee that you will encounter costly repairs more frequently, and your parking lot will need to be rebuilt far ahead of schedule.

What Should a Hotel Include in a Parking Lot Maintenance Program?

The first item on your list should be paving repairs. Have a reputable contractor perform asphalt crack sealing at least once every year, and every six months is better if your budget permits. If there are potholes in your parking lot, contact a commercial paving contractor to patch them. The second item on your list should be parking lot sealcoating. Asphalt sealcoating helps prevent cracks and other damage by blocking UV rays, slowing down the progress of automotive fluids and corrosive chemicals, and boosting the pavement’s waterproofing. Sealcoating also improves traction to make your parking lot safer, and it greatly enhances your pavement’s appearance. The third item should be your parking lot striping. Visible markings improve safety by reducing distractions, directing the flow of traffic, and clearly indicating where drivers should not park. Other routine maintenance tasks should include periodic sweepings, the removal of oil and other fluids that vehicles have leaked onto your pavement, and inspections to ensure that drains and gutters have not become clogged.

Are There Additional Tips for Maintaining a Hotel Parking Lot?

When ice and snow arrive, slippery pavements can make your parking lot a treacherous place. However, make sure that you only allow a qualified operator to plow your parking lot; an improperly set blade can inflict severe damage on an asphalt pavement. If you plan to use a chemical agent to melt ice, ask a contractor who specializes in asphalt paving services to recommend one that will not damage your pavement. You should also consider walking through your parking lot occasionally to see for yourself what issues are present so that you can address them immediately.

Let Black Hawk Paving Help

Black Hawk Paving specializes in the care of commercial pavements for customers in the Chicagoland area. We offer parking lot sealcoating, asphalt crack sealing, parking lot striping, asphalt repairs, asphalt paving, and asphalt milling & grinding. Our exemplary reputation is based on our commitment to superb craftsmanship, integrity, and extraordinary customer service. If you are interested in a free quote, you can call 773-378-2390, or you can submit our online form.

Do You Trust Your Asphalt Paving Company?

When it comes to commercial asphalt paving Chicago property managers have many companies from which to choose. They know that they need to find a contractor they can trust, but they may not know exactly how to accomplish that task. Fortunately, it is not all that difficult to find a trustworthy contractor if you know the right questions to ask.

What Is Your Level of Experience in the Asphalt Paving Industry?

You want to know how many years your contractor has worked in the industry, but you also want to know what experience the contractor has in handling projects that are similar to yours. For example, a contractor who has devoted his career to sealcoating residential driveways may not be the ideal candidate to handle the parking lot striping on a lot with spaces for 10,000 cars.

Are You Fully Insured?

Your parking lot maintenance contractor needs to have valid workers’ compensation, general liability, and vehicle liability policies. Every one of the company’s employees who will be working on your property should be covered on the workers’ comp policy to protect your financial interests if they suffer a job-related injury. The vehicle and general liability policies protect you from losses if your property, the vehicles in your parking lot, or nearby properties or vehicles are damaged by the contractor’s workers.

Can You Walk Me Through the Entire Asphalt Maintenance or Paving Procedure I Am Requesting?

Whether you need a parking lot repair, sealcoating, or striping, reputable paving contractors can explain the procedure in detail. Furthermore, trustworthy contractors will not attempt to baffle you with industry jargon, act annoyed by your questions, or treat you in a condescending manner. A great asphalt paving company will have enthusiastic representatives who enjoy educating their customers about their work.

Do You Offer Detailed Quotes in Writing?

When you need asphalt maintenance or paving, you want to collect quotes from at least three reputable contractors. However, unless the quotes show the brands and types of materials, the quantities of each material, the entire scope of the work, and a separate line item for labor, it will be difficult or impossible for you to conduct an accurate comparison. If a contractor considers a single number scribbled on the back of an envelope to be a written quote, move on to your next candidate.

Will You Provide Me With References?

Trustworthy asphalt contractors have references, and they are not hesitant to share them. Ask for references from previous customers for whom the contractor completed projects of a similar nature and scope to your own. Call these references to learn about the quality of the contractor’s work. Ask about the contractor’s dependability and professionalism. If possible, drive by two or three sites to see examples of the contractor’s work for yourself.

What Can You Tell Me About Your Staffing for Pavement Maintenance Jobs?

Good asphalt contractors have trained, experienced employees who possess the necessary skills to complete your job successfully. They will also employ enough people to ensure that the job will be completed efficiently. Ask specifically about the qualifications of the contractor’s team members who will be handling your job. Although the roster may not be finalized for your particular project, your contractor should at least know the experience, training, and skills of the team likely to be assigned to your project. For example, the contractor should be able to tell you that the company’s milling machine operators have between 10 and 20 years of experience.

To Make Things Easier on Yourself, Just Contact Black Hawk Paving

For almost half a century, Black Hawk Paving has been known as a trustworthy asphalt company with a deep commitment to consistently delivering exceptional work to commercial clients throughout Chicagoland. We offer a variety of asphalt paving and maintenance services, including sealcoating, parking lot striping, crack repairs, asphalt patching, and asphalt milling. You can request a free quote by completing the online form. If you prefer, you can call 708-479-0400 to reach our Mokena office.