Latest Blog

Unless you are actively engaged in the real estate industry, you may not have a complete understanding of the importance of property values. You may also think property values are something that only homeowners worry about protecting or enhancing. However, the concept is equally important for commercial properties, and asphalt paving is an economical way to improve your commercial property values.

What Affects Commercial Property Values?

The value of a commercial property depends on numerous factors, some of which are also factors that affect the value of a residential property. Real estate professionals often separate these factors into market values and assessed values. In simple terms, the market value is what the property should realistically sell for, while the assessed value is the basis for calculating property taxes. However, there is some overlap between market and assessed values. The following list explores the most critical factors that can affect the value of your commercial property.

1. The size of the parcel or lot matters. It also matters whether the land has been improved by landscaping or paving contractors. If much of the parcel consists of raw land, the value of the property can be reduced.
2. The size and condition of your building and other structures can play a significant role in your commercial property values.
3. The current supply and demand for comparable properties will also play a role in commercial market values.
4. Location is another important factor. The property’s proximity to transportation, jobs, amenities, and other necessities or attractions can have a significant impact on your property values.
5. The aesthetics of your property can also affect its value. This is what real estate agents often refer to as curb appeal, but it is extremely difficult to quantify. Curb appeal helps create a perception of your overall business. For example, if you have a worn-out pavement that is in dire need of an asphalt overlay, people could perceive that your business is in financial distress. This could result in lower offers if you are selling your property, or it could make it more difficult to secure tenants at your asking rates.

How Does Asphalt Paving Impact the Factors Related to Commercial Property Values?

Even if you have no current plans to sell your commercial property, it would be wise to protect its value or improve it. Buyers and investors will calculate their total costs against their potential rewards.

1. If you hire an asphalt paving company to install a parking lot, for example, your property value increases because you have improved your parcel. However, that gain in value could be lost if you neglect your asphalt maintenance and allow your parking lot to deteriorate.
2. If your business requires you to attract and retain tenants, you need to provide them with a safe, welcoming environment. Asphalt paving companies can install a variety of pavements, including walkways, parking lots, and recreational amenities, to help you do just that. After your paving contractor in Chicago installs your pavement, however, you want to be proactive about your asphalt maintenance to protect your property values.
3. Your curb appeal sends a message to potential tenants, customers, investors, or buyers that you provide a valuable service or product. They will see you as someone who pays attention to the details, takes pride in your operation, and cares about others.

How Should Asphalt Paving Be Maintained?

If you hire an experienced, trustworthy asphalt paving company to construct your pavement, you should take your contractor’s advice on how long to wait before opening your new pavement to traffic. The waiting time will be brief, but it can make a world of difference to the health of your pavement. Once your pavement is open, you should follow an effective asphalt maintenance plan.

1. Sealcoat your pavement as soon as the asphalt has cured. Paving contractors usually recommend sealcoating new pavements three to four months after installation. However, because there are several factors that can affect the waiting time, you should ask your paving contractor in Chicago to advise you.
2. After an initial sealcoating, plan to reapply the sealant about every two years. Your asphalt paving company can recommend the precise interval for your specific pavement.
3. If cracks develop, have your asphalt maintenance contractor repair them as soon as possible to prevent water infiltration. Plan to have your contractor locate and repair significant cracks at least once a year.
4. Inspect your concrete curbing annually. If issues are noted, address them promptly.
5. Depending on how you use your pavement, plan to install an asphalt overlay every 10 to 15 years to return your pavement to like-new condition.
6. Keep your pavement clean. Remove leaked vehicle fluids, trash, tree sap, dead leaves, and other debris regularly.

Black Hawk Paving specializes in commercial asphalt paving services for clients in the greater Chicago area. Our services include asphalt paving and repair, asphalt overlays, asphalt milling and grinding, asphalt sealcoating, hot crack sealing and routing, concrete flatwork, concrete curbing, car stops, excavation and site grading, parking lot striping, sewer repair, pavement markings, traffic signage, and asphalt fabric installation. We serve commercial, industrial, national, and municipal clients. We have earned an impeccable reputation for high-quality workmanship and exemplary service. If you would like a free quote, you can submit your request by filling out the online form, calling 708-479-0400, or emailing Info@BlackHawkPaving.com.

Periodic applications of a high-quality asphalt sealant can increase your return on your investment in paving by reducing repair costs and prolonging the life of your pavement. For mere pennies per square foot, sealcoating can block damaging UV rays and automotive fluids as well as enhance the pavement’s appearance. However, sealcoat applications require specific environmental conditions that tend to come together more frequently in the spring, making it the best season for Chicago asphalt sealcoating.

What Are the Ideal Conditions for Chicago Asphalt Sealcoating?

The companies that manufacture sealcoating conduct a great deal of research to determine the best conditions for applying their products. These are the ideal conditions for applying asphalt sealcoating in Chicago.

1. The ground and air temperatures are 70 degrees Fahrenheit.
2. The wind velocity is between 3 mph and 5 mph.
3. The relative humidity is less than 50%.
4. The skies should not be overcast.

However, although there may be days on which all of the above conditions are perfectly aligned, when applying asphalt sealcoating in Chicago, it is more likely that at least one condition will not be ideal. Therefore, an asphalt sealcoating service provider will probably rely on the manufacturer’s specifications for acceptable conditions.

What Are the Acceptable Conditions for Applying Chicago Asphalt Sealcoating?

The simple truth is that there are very few locations in America that consistently meet all of the ideal conditions for asphalt parking lot sealcoating. Manufacturers are aware of this fact, so they provide a list of acceptable conditions.

1. The ground and air temperatures must be at least 50 degrees Fahrenheit at the time the sealcoating contractor begins the application. The temperature should continue to rise throughout the application, and freezing temperatures must not occur for at least 24 hours after application.
2. The wind speed should be a minimum of 3 mph, but it should not exceed approximately 10 mph.
3. The relative humidity should be as low as possible. However, the humidity level should not be greater than 90%.
4. Parking lot sealcoating needs to be exposed to sunlight for at least four hours while it is curing. If the hours of available sunlight are insufficient, contractors may include an additive in the sealcoating mix to expedite the curing process.

Why Are the Environmental Conditions Critical for Successful Chicago Asphalt Sealcoating?

The primary reason contractors worry about the weather when providing asphalt sealcoating services has to do with evaporation rates. Asphalt parking lot sealcoating is up to 70% water, and this water must be evaporated at a steady, timely rate for the sealant to cure properly. As you may know, evaporation rates increase as the temperature rises and decrease as humidity levels rise. Evaporation can increase or decrease with air circulation; a strong wind can expedite evaporation too much, a lack of wind will stall the process, and a slight breeze will help maintain a consistent rate of evaporation. Sunlight helps excite the water molecules in asphalt sealcoating, making them move around faster and more forcefully. This helps them escape the liquid sealcoating. However, in addition to generating heat, sunlight also renews it, which helps keep the rate of evaporation consistent.

What Else Should I Know About Chicago Asphalt Sealcoating?

There are more steps involved to deliver a superior asphalt sealcoating service than many people realize. Some steps must be performed on the day of the application, but your contractor may perform some of them ahead of time. There are also steps that will be needed after the application.

1. Repair the pavement. Potholes and significant cracks need to be repaired before starting the application.
2. Clean the pavement. The pavement cannot have any contaminants that would prevent the sealcoating and the asphalt from forming a strong bond. Contaminants include grass clippings, automotive fluids, dirt, trash, tree sap, dead leaves, and loose gravel.
3. Ensure that the pavement is completely dry. If water was used to clean the pavement, give it time to dry. Turn off the sprinkler system.
4. Prepare the pavement as needed. Patches of polished aggregate, oil stains, and other areas may need a primer to ensure proper bonding of the sealant.
5. Apply two thin coats of sealcoating, allowing each to dry before proceeding.
6. Parking lot sealcoating will obscure the painted pavement markings and lines. After the final coat of sealant has dried, the contractor can repaint the markings and lines.
7. Keep the area closed for the time specified by your Chicago asphalt sealcoating contractor. Typically, you can allow foot traffic in less than eight hours, but you may need to prevent vehicle traffic for up to 24 hours.

If you have additional questions about asphalt sealcoating in Chicago, contact the pros at Black Hawk Paving. We have been serving the Chicagoland area since 1975. In addition to asphalt sealcoating, we offer asphalt paving and resurfacing, asphalt fabric, asphalt patching and repair, asphalt milling and grinding, hot crack sealing, concrete repairs, parking lot striping, concrete flatwork, pavement markings, traffic signage, sewer repair, excavation and grading, car stops, and concrete curbing. We have an exemplary reputation for exceptional service and extraordinary craftsmanship. You can request a free quote by emailing Info@BlackHawkPaving.com, submitting the online form, or calling either 773-378-2390 or 708-479-0400.

A new, properly installed asphalt pavement has an appearance that most people find aesthetically pleasing. It is a smooth expanse with a rich, dark color that serves as an excellent backdrop for pavement markings and line striping. However, asphalt pavements need a bit of help to retain their beauty as well as their health. Asphalt sealing is a very cost-effective way to protect your pavement’s health and aesthetics. However, you will not be able to have your contractor apply sealcoating the minute your pavement is installed.

Why Is It Necessary to Wait Before New Asphalt Pavement?

Asphalt paving needs time to cure before a Chicago sealcoating company can seal the pavement. During the curing process, the excess oil that the asphalt contains will dissipate. This excess oil will prevent the asphalt sealcoating from bonding with the pavement. Without a strong bond, your parking lot sealcoating can flake off or wash away.

What Is the Typical Waiting Time for Asphalt Parking Lot Sealcoating?

It depends on the weather at the time of construction and immediately after, how thick the asphalt is, and other factors. When sealcoating local parking lots, most contractors in the Chicago area find that the waiting time is between three and six months. You can use the lower estimate if your pavement was installed during late spring or early summer. The higher estimate would be for thick, heavy-duty pavements or those installed in the spring or late summer.

Do Asphalt Overlays Need Sealcoating?

Your overlay needs the same care as a newly constructed pavement. This includes applying asphalt sealcoating as soon as curing is complete. However, since the typical overlay is less than three inches thick, the waiting time is normally around two months. You will need to ask your Chicago asphalt sealcoating company for a precise waiting time, though.

If I Must Wait Before Sealcoating My Pavement for the First Time, How Can I Protect My New Asphalt Paving?

You are right to be concerned about the health of your pavement while you are awaiting your initial asphalt sealcoating. Asphalt pavements are tender until they are fully cured, so you want to take precautions to prevent unwarranted damage.

1. If vehicles leak oil, diesel, gas, or other fluids onto your pavement, clean them up immediately. Automotive fluids react with the asphalt binder that keeps your pavement glued together, and this results in soft spots that crumble and turn into potholes.
2. Avoid leaving heavy loads in a stationary position for more than a few days. This includes pallets of material, parked cars, and construction equipment.
3. If people will be parking motorcycles or bicycles in your lot, set aside a specific area and install block for the kickstands. Otherwise, the kickstands can leave holes in the uncured asphalt.
4. Use deicing agents sparingly, and ask your asphalt contractor to recommend the safest products for your pavement. If you must plow your pavement, be sure to hire an experienced professional who knows how to set the blade height properly to avoid nicking your pavement.
5. If possible, encourage drivers to avoid turning their steering wheels while their vehicles are stationary. This can tear your pavement or leave ruts and marks.
6. You want to give the edges of your pavement as much protection as possible. You might want to consider placing obstacles along the edges to prevent people from driving too close to them. Backfilling along the edges with topsoil can sometimes help prevent edge cracking.

Since 1975, Black Hawk Paving has specialized in providing industrial and commercial services to customers in the greater Chicagoland area. We are a family-owned business with an impeccable reputation for craftsmanship, professionalism, integrity, and service. We can provide you with asphalt paving, asphalt sealcoating, asphalt repair, concrete flatwork, asphalt milling, site grading, hot crack sealing, excavations, concrete curbing, asphalt fabric, car stops, parking lot striping, sewer repairs, and pavement markings. If you would like to request a free job quote, you can submit our online form, email Info@BlackHawkPaving.com, or call our headquarters at 708-479-0400.

The paving contractor you hire is the most important factor in determining whether you will be delighted with their work or rue the day you met them. Unfortunately, many Chicagoland property managers and business owners are unsure of the red flags that may indicate an inexperienced or unscrupulous contractor. Most red flags will manifest in one of the following areas: attitude, deception, or pricing.

What Are Some Attitude-Related Red Flags a Paving Contractor Might Reveal?

A commercial asphalt paving company faces some stiff competition in the greater Chicago area. Therefore, reputable asphalt paving companies know that they must treat every potential customer in a respectful manner. This includes not wasting the customer’s time, not expressing impatience when the customer asks questions, and not insinuating that the customer lacks the intelligence to understand the contractor’s methods or techniques.

What Are Some Red Flags That Might Indicate a Paving Contractor Is Being Deceptive?

There are many ways that a paving contractor in Chicago could try to deceive prospective customers. Here are the most common deceptive practices that a contractor might try.

1. They pressure you to sign a contract immediately even though it contains blank spaces. First of all, no reputable paving company will tell you that you need to make an immediate decision. Furthermore, trustworthy contractors will ensure that you receive a detailed, written contract. Leaving blank spaces is a great way for an unscrupulous paving company to justify additional charges.
2. Some inexperienced contractors may attempt to deceive you into believing they are well-established professionals who have spent many years in the paving industry. Their favorite tactic is to claim that they worked for a company of a different name that is no longer in business. The name-change game is also sometimes used by an unscrupulous asphalt paving company to conceal a past history of unresolved complaints or outright fraud.
3. Trustworthy, experienced asphalt paving professionals understand that the weather can sometimes be unpredictable. Many paving procedures require dry weather and suitable temperatures, so postponements or delays could possibly occur. Be wary of any commercial asphalt paving company that offers you an ironclad guarantee on the starting and ending dates of your project. This is especially true if it is a massive project or is scheduled more than a month in advance.
4. Exercise caution if a paving company tells you it does not carry workers’ compensation insurance. The company may plan to use day laborers or subcontractors on your project, or it may prefer to skirt the law to reduce its overhead expenses.

What Are Some Pricing-Related Red Flags a Paving Contractor Might Display?

When you compare bids from several asphalt paving companies, you should find that most of them are relatively close in price. A bid that is significantly lower or higher could be a red flag.

1. A dramatic price difference could indicate that the contractor is quoting a different project scope. For example, a higher bid could signify that the contractor has calculated the total asphalt requirements incorrectly. A lower bid could mean that the contractor misunderstood the size of your pavement. Pay special attention to the outliers to see if you can identify the reason for the discrepancy.
2. Although it is not impossible, it is exceedingly rare for asphalt paving companies to run sales or offer deep discounts for a limited time. This marketing tactic is virtually identical to what retailers use to generate a sense of urgency in the minds of consumers in the hope of driving impulse purchases.
3. One extremely important red flag to watch out for is similar to the bait-and-switch tactic. An unscrupulous contractor might tell you that a certain grade of asphalt will be used or a particular service will be included, but the contractor reads differently.

When you need an exceptional commercial asphalt paving company in Chicagoland, turn to Black Hawk Paving. We have been in business since 1975, and we have an impeccable reputation for workmanship, service, and integrity. Our services include asphalt paving, asphalt resurfacing, parking lot striping, sealcoating, asphalt repair, asphalt grinding and milling, parking lot maintenance, asphalt fabric, sewer repair, hot crack sealing, pavement markings, excavation and site grading, car stops, and concrete installation and repair. For a free quote, submit our online request form, call 708-479-0400, or email us at Info@BlackHawkPaving.com.

One area that property managers are frequently responsible for is the parking lot serving their company’s location. Whether the lot is for employees only, customers, tenants, or patients, it must meet certain criteria to provide the maximum benefits. A parking lot pavement must be safe, attractive, and compliant with all local and federal laws. There are numerous procedures that can ensure one or more of these necessities, and some of them can also help the pavement have a longer life with fewer repairs.

What Are Some Important Procedures for a Parking Lot Pavement?

An effective parking lot maintenance plan is the key to a long-lasting, legally compliant, attractive, and safe parking area. Because there can be significant variations in the volume and type of traffic, the size of the lot, and the type of asphalt used for construction, you may not require every available procedure. However, a typical parking lot will require several of the following asphalt maintenance procedures.

1. Asphalt sealcoating your parking lot every two to three years will provide protective, cosmetic, and safety benefits.
2. Asphalt crack sealing or filling once or twice each year will help prevent additional damage and enhance the safety of your parking lot.
3. Asphalt repairs to mend potholes or alligator cracking should be performed as needed to enhance safety and prevent additional damage.
4. Parking lot striping, along with pavement markings, can help you achieve legal compliance, enhance your pavement’s appearance, and make your parking lot safer.
5. Routine cleaning procedures can make your parking lot safer and more attractive, and they can also help prevent damage to your pavement.

Why Does a Parking Lot Pavement Need Asphalt Sealcoating?

When your asphalt company built your parking lot, you were probably advised to sealcoat it within 12 months, then reapply the sealcoating periodically. Typically, at paving contractor in Chicago will recommend an interval ranging from two to four years between applications. Sealcoating protects asphalt pavements from the destructive effects of automotive fluids, the sun, and corrosive chemicals. It also prevents the sun from bleaching the color from the asphalt, and it can usually rejuvenate the color of pavements that have already faded. Furthermore, sealcoating enhances traction, making your pavement safer.

What Is the Difference Between an Asphalt Crack Repair and an Asphalt Repair?

Crack repairs are usually considered an asphalt maintenance procedure. An asphalt repair, often called a patch, involves the removal and replacement of a damaged area of asphalt. Therefore, asphalt contractors use the different methods to mend different types of damage. Both methods can make your parking lot safer, and both methods can help prevent additional damage, especially the types of damage that result from water infiltration. Under certain circumstances, both methods can play a role in ensuring that your parking lot complies with the ADA and other laws.

Why Are Pavement Markings and Stripes Important for a Parking Lot?

Highly visible, crisp lines and markings make your parking lot more attractive. However, they also play a crucial role in achieving legal compliance, maintaining an orderly flow of traffic, and preventing accidents in your parking lot. You should repaint your markings and stripes whenever they become faded or damaged, and you will also need to repaint after applying asphalt sealcoating. Having your asphalt sealcoating company handle your crack repairs, sealcoating, and parking lot striping usually save you time and money.

Why Does a Parking Lot Pavement Need Routine Cleanings?

As a general rule, a clean parking lot will be more attractive, safer, and less vulnerable to damage.

1. Sweeping away loose sand or gravel can prevent damage to your sealcoating as well as your pavement. Sand and gravel are abrasive particles that can inflict damage when they encounter pressure from the tires on vehicles or the shoes worn by pedestrians.
2. Piles of dirt, dead leaves, grass clippings, and trash can trap water beneath them. The moisture can find small cracks to infiltrate beneath the pavement, or it can encourage the growth of fungi or mold that may gain a foothold in the pores of your pavement. Cleaning away debris can help make your parking lot more attractive, protect your pavement, and reduce the chances that pedestrians might slip and fall.
3. Most liquids used in cars and trucks are petroleum-based fluids that will break down the binder in an asphalt pavement. Once the binder is destroyed, the affected area will deteriorate into a pile of soft crumbs that leave behind a pothole. If vehicles leak transmission fluid, oil, power steering fluid, gas, brake fluid, or other liquids, it is important to clean them up before they can damage the pavement. Sealcoating can give you a little more time for removal, but it cannot hold these fluids at bay forever.

Black Hawk Paving is a local Chicagoland paving business founded in 1975. We serve both local and national clients with a wide range of services. We offer asphalt paving, asphalt milling and grinding, asphalt repair, asphalt sealcoating, parking lot striping, excavation and site grading, concrete flatwork, car stops, concrete curbing, hot crack sealing and routing, traffic signage, asphalt fabric, and sewer repair. We are known for our exemplary service, extraordinary craftsmanship, and exceptional professionalism. To request a free quote, fill out the online form, email Info@BlackHawkPaving.com, or call our main office at 708-479-0400.

When planning any type of construction project, it is always a good idea to solicit bids from multiple contractors, and this includes asphalt paving projects. Once you have collected all the bids, however, you need to compare them carefully. If you only compare the totals, you could wind up paying for services that you thought were included, but your contractor did not agree. You could also end up with an inferior pavement that might need numerous expensive repairs, or your pavement could have an abbreviated life.

What Should an Asphalt Paving Bid Look Like?

First of all, your paving company should provide an itemized bid that includes all the details you need to make an informed decision. Although it may sound counterintuitive, the more details that asphalt paving companies include in their bids, the easier it is for you to compare them. The type of project will influence the details that paving contractors include in their bids. For example, you can expect that quotes for a parking lot asphalt pavement overlay will not be identical to quotes to construct a new parking lot. However, regardless of the specific commercial asphalt paving project you need, each bid should contain numerous line items that provide you with all the relevant information required for comparison.

What Should a Paving Bid Include?

When preparing bids for asphalt paving in Chicago, most contractors use a template to ensure that they do not overlook anything. That said, they do not all use the same template, so there may be some differences in the format. For example, some line items may be listed first on some bids and last on others. However, commercial asphalt paving bids typically contain all or most of the following information.

1. Asphalt Type: Asphalt mixes are available in various types at various prices. Some types are considered general use, others are porous, and some contain different percentages of reclaimed asphalt.
2. Asphalt Thickness: The goal is to make the thickness of the asphalt sufficient to support the expected loads without making it so thick that it wastes money. Therefore, parking lot asphalt paving in Chicago could be less than three inches thick, or it could be closer to eight inches. An asphalt pavement overlay is typically about two inches thick. These numbers represent the thickness after compaction.
3. Asphalt Requirements: This is a calculation that includes the pavement’s length, width, and asphalt thickness. Normally, amount of asphalt required for the project is expressed in either cubic yards or tons.
4. Base: Although asphalt pavements can be installed without a base, most commercial asphalt paving projects benefit from the construction of a base. This lends strength to the pavement.
5. Labor: Ideally, this should be shown as both the total labor hours and the total labor cost. If the paving company includes the total labor hours, this is usually the information to compare first.
6. Overruns: This tells you how overruns will be handled if the contractor encounters an unexpected expense after work begins. If the quote includes a provision for overruns, most asphalt paving companies express it as a percentage of the project’s total cost.
7. Incidentals: This category includes all charges that do not fit within another category. For example, an incidental expense could be labeled as permits, demolition of an existing pavement, mobilization expenses, or hauling fees.

If you need superior commercial asphalt paving services in Chicago, contact Black Hawk Paving. We offer a full range of asphalt and concrete paving services, including asphalt pavement overlays, asphalt paving, asphalt sealcoating, concrete flatwork, asphalt milling, concrete curbing, parking lot car stops, asphalt repairs, asphalt fabric, parking lot striping, excavations, hot crack sealing, pavement markings, traffic signs, and sewer repair. We serve local business and municipalities as well as national clients. Our stellar reputation is based on our exemplary service, exceptional craftsmanship, and professional integrity. To request a free job quote, submit the online form, or you can email your information to Info@BlackHawkPaving.com. If you prefer to call us, you can reach our Mokena office at 708-479-0400, or you can call our Chicago branch at 773-378-2390.

Sealcoating provides benefits to asphalt pavements that are not completely unlike the benefits that knights once received from their armor. Armor helped protect knights from injuries, and sealcoating helps protect asphalt pavements from harmful forces. However, a botched sealcoating job is going to be of little or no help to your pavement.

What Are the Keys to a Successful Sealcoating Job?

The sealcoating company you select will play a major role in the success of your work. You want to find a highly experienced parking lot sealcoating contractor with a great reputation, good communication skills, and the ability to pay attention to every detail. You do not want to risk hiring a novice or dodgy contractor who might cut corners or overlook important steps. Thus, finding the right sealcoating contractor is the first key to a successful job.

What Are the Other Keys to a Successful Job?

The other keys to success are the steps your asphalt maintenance contractor takes to sealcoat your parking lot or other pavement.

1. You cannot apply a sealcoat over unrepaired pavement damage and expect success. Whether you are talking about street, driveway, or parking lot sealcoating, significant cracks and potholes must be repaired first. Otherwise, the liquid sealant will drain into the voids and be wasted.
2. You should not apply a sealant to a new pavement until the asphalt is sufficiently cured. When installing your pavement, your asphalt paving company should have advised of how long this would take. The normal wait is between three and nine months. However, you should never wait for more than 12 months to sealcoat a new asphalt pavement.
3. Your sealcoating company should apply multiple thin coats instead of one thick coat. Like paint, thick coats of sealant will take much longer to dry, and they may never manage to cure properly.
4. Your parking lot maintenance contractor should make sure that your pavement is completely clean before starting the sealant application. Dirt, grass clippings, and other contaminants will prevent the sealant from adhering properly.
5. Your sealcoating company should know the acceptable tolerances for every sealcoat they apply. Acceptable tolerances are provided by the sealant manufacturer, and they specify the range of temperatures, humidity levels, hours of sunlight, and wind speeds that will permit successful applications.
6. The pavement must be completely dry before applying a sealant. Furthermore, no rain should fall for at least the first 24 hours.
7. Your sealcoating company will tell you how long you should wait before you allow pedestrians and vehicles to access your pavement. Pedestrians can often be given access within a few hours, but vehicle traffic will usually need to be denied access until the following day.

Black Hawk Paving has been providing parking lot maintenance services, including sealcoating, to clients in the greater Chicago area since 1975. We also offer asphalt crack sealing, asphalt repair, concrete curbing, asphalt milling, car stops, asphalt paving, excavations, concrete flatwork, site grading, parking lot striping, sewer repair, asphalt fabric, traffic sign installation, and pavement markings. We have an exceptional reputation for service, workmanship, integrity, and professionalism. If you are interested in receiving a free quote, submit your request by completing the online form, calling 708-479-0400 or 847-240-2560, or emailing Info@BlackHawkPaving.com.

Most businesses would find success more elusive if they did not provide a parking lot for their clients, employees, tenants, or guests. However, parking lots need to offer enough spaces, be safe, and comply with all legal requirements. A well-maintained asphalt parking lot can help in all of these ways, and it can also boost your property’s curb appeal.

How Does Maintenance Impact the Number of Spaces in a Parking Lot?

Your parking lot layout has more of an impact on the number of parking spaces you can provide than you might realize. Each space must be wide enough and long enough to allow drivers to exit their vehicles without denting the car in the next space. However, if you make the spaces excessively wide, you cannot provide as many spaces. Similarly, each space needs to be long enough for an entire vehicle without being excessive. The parking angle also has a bearing on how many spaces you can provide. A parking lot maintenance company can assess your current layout, then make suggestions on how to optimize your pavement. The pavement maintenance company can then apply the line striping and pavement markings to execute your new layout. If it has been a number of years since you designed your parking lot, you might want to consider having your contractor assess your layout the next time you stripe your lot. A great layout and professional striping can also help enhance your curb appeal and parking lot safety.

How Does Maintenance Boost Safety in an Asphalt Parking Lot?

When you need a parking lot repair, you should ask your contractor to complete it as soon as possible. Cracks and potholes affect your property’s curb appeal, the life of your pavement, and the safety of everyone who uses your parking lot. Pavement damage is unsightly, but it can also spawn additional damage and shorten the life of your pavement due to water penetration. Furthermore, pedestrians could step in a pothole and twist an ankle, or they could trip on a crack and fall. Cracks and potholes also have the potential to damage bicycles or unseat riders. Deep potholes can even inflict damage on cars. If there are numerous cracks or other types of damage, you might want to consider asking a reputable asphalt company whether it would be advisable and possible to install an overlay. Overlays look and function almost identical to a new pavement, but the cost is much less.

How Might a Parking Lot Maintenance Company Help You Achieve Legal Compliance?

There are numerous provisions in the Americans with Disabilities Act that address accessible parking lots. You are probably accustomed to seeing the stripes and markings that identify accessible spaces, but you may be less familiar with some of the other provisions. For example, paving contractors must ensure the proper slope and grade of the pavement in accessible spaces and accessible routes. The pavements must be kept in good repair so that there are no hazards or obstacles present. An experienced pavement maintenance contractor can help you ensure that your parking lot meets all of the requirements to comply with the ADA as well as local ordinances.

How Does Maintenance Help Boost the Curb Appeal?

Well-maintained asphalt parking lots are quite attractive. They present a smooth, unbroken expanse with a luxurious color that provides exceptional contrast to your stripes and markings. To make your parking lot as visually appealing as possible, you want to place the following items on your pavement maintenance checklist.

1. Keep your parking lot clean. Regularly remove trash, oil spills, fallen leaves, grass clippings, and piles of gravel or dirt. This will make your parking lot more enticing, but it also helps preserve the health of your pavement.
2. Ask your parking lot maintenance company to sealcoat your pavement periodically. Sealcoating prevents the sun from bleaching your asphalt’s color, but it also prevents it from drying out your pavement and making it easily damaged.
3. You will need to have your pavement maintenance company repaint your lines and markings after sealcoating. However, if the original visibility of the paint drops below 75%, you should repaint immediately. You should also repaint immediately if the paint blisters, flakes, cracks, or incurs damage.

Black Hawk Paving is a Chicago-based asphalt company and has been serving commercial clients throughout Chicagoland since 1975. Our services include parking lot striping, hot crack sealing and routing, asphalt repair, excavation and site grading, asphalt sealcoating, asphalt paving, concrete flatwork, asphalt fabric, concrete curbing and car stops, asphalt milling and grinding, traffic signage, pavement markings, and sewer repair. We have an exemplary reputation for dependability, craftsmanship, professionalism, service, and integrity. To request a free quote, fill out our online form, or you can email the information to Info@BlackHawkPaving.com. If you prefer to call us, we have three numbers to serve Chicago proper, the northwest suburbs, and the south suburbs; respectively, they are 773-378-2390, 847-240-2560, and 708-479-0400.

People have been perpetrating scams for centuries, and they will likely continue to do so for many more years. Scam artists may embrace new technologies to reach their targets; after all, there were no telephone scams in the early 1800s, and internet scams have only been around for a few decades. Unfortunately, the construction industry has always had its share of scam artists. There are roofing scams, siding scams, and asphalt paving scams. Of these three, paving scams are among the easiest to detect if you know the warning signs.

What Is the First Sign of an Asphalt Paving Scam?

One of the earliest examples of a construction scam occurred in the 1820s when a native of Scotland named Gregor MacGregor successfully sold land in a country that did not exist. MacGregor convinced investors that he was using their investments to build houses, but those were also nonexistent.

Psychological studies have shown that MacGregor and other successful con artists tend to use two persuasive tactics. First, they do everything they can to make their proposition more attractive to their target. Next, they do everything they can to overcome the target’s concerns by deflecting or dismissing the target’s objections. Commercial asphalt paving scammers still use these two persuasive tactics, so you need to recognize their methods.

What Are Some Specific Warning Signs of Asphalt Paving Scams?

Whether you need an asphalt overlay or new asphalt paving in Chicago, recognizing the methods that scammers use can help you avoid their scams. As discussed in the above section, they will try to make their proposal more attractive and your objections less important. More specifically, a paving contractor in Chicago who is attempting a scam will use one or more of the following ploys.

1. Scammers will create a sense of urgency. This usually manifests as either time pressure or scarcity. One example is a paving contractor who just shows up one afternoon, claims to have asphalt left over from a job that morning, and offers to patch the potholes in your parking lot at a deep discount. However, you need to agree to the work immediately, and the contractor implies that once the excess asphalt is gone, the work will be much more expensive. In this scenario, the scammer uses both time pressure and the illusion of scarcity, but there are other red flags. First of all, reputable commercial asphalt paving companies do not just show up to offer their services. They are too busy responding to requests initiated by their customers. Furthermore, contractors rarely misjudge the amount of asphalt needed for a job, so they seldom have much left over. Even if they did, it would not be hot enough to use successfully hours later. The third red flag is the deep discount. Every reputable paving contractor in Chicago pays roughly the same price for asphalt. Deep discounts are only possible if contractors are cutting corners or breaking the law. For example, they may not carry any type of business insurance, including workers’ compensation.
2. Scammers often use a tactic known as incremental commitment. First, they try to make their targets like them. Next, they ask a target to commit to something small. In a paving scam, this could be as simple as asking your permission to perform a free assessment of your parking lot. Although legitimate contractors normally offer free pavement assessments, they do so after a customer requests it, and they will be happy to have you accompany them during the inspection. Again, contractors who just show up should be viewed with suspicion. In addition, if they want to conduct the assessment by themselves, you should be suspicious.
3. Unlike legitimate contractors, scammers prefer to be extremely vague about their experience, office address, and other pertinent information. You may notice that their truck does not have any markings, or it may have plates issued in another state. Furthermore, they will likely not put anything in writing; if they do, it will probably be just one or two dollar amounts on a plain piece of paper.
4. Scammers will present themselves as experts, and they frequently use their self-proclaimed expertise to scare their targets. Because many commercial property owners are not paving experts, scammers often use their lack of knowledge against them. For example, scammers might tell a target that there is no way to repair a small area of alligatored asphalt, so the entire parking lot will need to be rebuilt before it suffers a catastrophic failure. You can protect yourself by doing your own research and obtaining written quotes from several contractors.
5. Scammers attempt to prey on a target’s need or desire to save money or achieve greater status. When budgets are tight, saving money may be of great importance. Saving the company money could also reflect positively on a property manager. However, falling for a scam will cost you money, and it will not create the desired impression among owners or stakeholders.

Black Hawk Paving is a family-owned paving company that has been in business since 1975. Our services include asphalt paving and repair, asphalt milling, parking lot striping, hot crack sealing and routing, and asphalt sealcoating. We also offer concrete flatwork, car stops, concrete curbing, excavation and site grading, traffic signage, and sewer repairs. We have an exemplary reputation for outstanding customer service and exceptional workmanship. To request a free quote, submit the online form, email Info@BlackHawkPaving.com, or call 708-479-0400.

Asphalt pavements are economical, rapid to install, and visually appealing. They can also have long lives if they receive adequate maintenance, including applications of asphalt sealcoating. However, it is critical that your contractor incorporate aggregates in the sealant mix.

What Are Aggregates?

An aggregate is a hard, inert material that is mixed with a cementing material or binder. Aggregates are incorporated into the mix to form plaster, mortar, or concrete, but they are also used in Chicago sealcoating mixes.

What Aggregates Are Used in Asphalt Sealcoating?

Silica sand is the most common aggregate used by an asphalt sealcoating company when preparing a sealcoat mix. Crushed boiler slag is also popular with some sealcoating contractors.

1. Silica sand is essentially quartz that has been broken into tiny grains by wind and water.
2. Crushed boiler slag is a by-product that is obtained from coal-fired plants.

Why Is It Important to Incorporate Aggregates in Asphalt Sealcoating Mixes?

Incorporating aggregates will provide many advantages when sealcoating Chicago pavements. Unfortunately, a novice or unscrupulous contractor may not use the correct amount of aggregates, or they may skip them completely. Unless a sealcoating company mixes in the correct type and amount of aggregates, you will not receive the following benefits.

1. Adding aggregates to a sealcoating mix enhances the pavement’s traction. This helps make the pavement safer for pedestrians, cyclists, and drivers.
2. Aggregates help conceal hairline cracks or other minor flaws. This makes the surface appear more even and smoother.
3. Aggregates enhance the bond between the sealant and the pavement. A strong bond is essential for the longevity of the sealcoating.
4. Aggregates make sealcoats tougher so that they can better resist wear from traffic. This can prolong the sealant’s life.
5. Aggregates play a role in the sealant’s drying time. The sealant can dry faster because there is less water in the mix, but aggregates also act as regulators to keep the sealant from drying too quickly.

Is Silica Sand or Boiler Slag the Better Aggregate for an Asphalt Sealcoating Company to Use?

Either choice will provide virtually identical benefits. Therefore, it is more important that the aggregate chosen has the right qualities.

1. Aggregates must be clean and free of contaminants.
2. Aggregates must be of the size recommended by the sealant manufacturer.
3. Sealcoating contractors must add the correct amount to the mix. Sealant manufacturers specify how much aggregate, sealant concentrate, and water should be mixed together.
4. Some types of sand should never be incorporated into the mix. For example, foundry spent sand, sand recycled from a steel sandblasting operation, and unwashed beach sand should not be used.

When you need superior paving services, contact Black Hawk Paving. Our services include asphalt sealcoating, asphalt paving and repair, concrete flatwork, parking lot striping, excavation and grading, car stops, hot crack sealing, traffic signage, asphalt fabric, sewer repair, concrete curbing, pavement markings, and asphalt milling. We have an exemplary reputation for workmanship, service, and professionalism. If you would like to request a free job quote, call 708-479-0400, fill out our online form, or email Info@BlackHawkPaving.com.