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Pull the Plug on Your Parking Lot Pond

The Problem with Standing Water in Parking Lots

When it rains, you might end up with a lot of standing water in your parking lot, which creates a safety hazard for the people who use it. If you’re a driver, your tires might have trouble engaging the pavement and stopping your car. If you’re a pedestrian, you might discover the usual “pedestrian refuges,” like medians, are flooded. And that forces you into harm’s way.

But the water isn’t just an issue for the people who use your parking lot. It’s also an issue for the parking lot itself. Water can weaken the constitution of your pavement and, over time, that can lead to cracking and breakage. Then, once your pavement is compromised, water can seep into those cracks and erode the foundation down below. That leads to potholes and expensive repairs over the long haul.

Creating Parking Lot Drainage

You don’t have to live with standing water in your parking lot. You simply have to create a system of drainage that’s really, really effective. But creating that drainage has quite a few moving parts, including:

1. Your Parking Lot Needs to Have a Slope.

You might think your parking lot should be completely level. But that actually creates a problem: it invites all of the standing water to stick around. So, the idea is to give your parking lot a bit of a slope, which encourages the water to leave. Here’s the key, though—you don’t want that slope to be so extreme that it interferes with the usability of your parking lot. You want that slope to be subtle. So, the rule-of-thumb is that your parking lot should have a 1-5% gradient.

2. Your Parking Lot Needs Curbs and Gutters.

As you’ve just read, the slope of your pavement ushers the water away from your parking lot. But where is all of that water headed? You want to route it all towards a drain, and the best way to achieve that is with a system of gutters (curb and gutter, valley gutter). You’re basically directing water to the place it needs to go…the storm drain system.

3. Your Parking Lot Needs to Have a Drain.

Okay, so this is where the magic happens. You need to have a drain that allows the stormwater to exit your parking lot. And the main consideration is the capacity of that drain. How much rainfall do you get? Is the water being routed towards a single drain? Or will multiple drains be sharing the workload? These are all important factors, because if you overload your drain you create a “traffic jam,” and you end up with standing water all over again.

4. You Need to Keep Your Drains Clear.

Not everyone makes this a priority, but maybe they should. Because if your drains are obstructed, they can’t really do their job. Take a broom or a rake and be sure to clear away any leaves, trash, and other obstructions. While you’re at it, give the rest of your parking lot a once over, too. Even if the debris is far from your drain, the second the wind picks up or it starts to rain, that junk funnels right back to your drain and creates a clog. In extreme cases, it may be necessary to clean the drainage pipes with a high pressure water jet.

When your parking lot has standing water, it creates a hazard for people and for the parking-lot itself. So, be sure to give your parking lot a slope, a system of gutters, and a high-capacity drain…because those puddles create a lot of headaches. Call Black Diamond today to learn more about how we can help with your drainage.

Seasonal Effects on Asphalt

The seasons are changing, and so is your asphalt. What do those changes look like? That’s a great question. And this article has all the answers.

The Hot and Cold Seasons

Your Asphalt Might Expand and Crack

Extreme temperatures tend to wreak havoc on pavement. Consider the following two scenarios:

Scenario #1 – You live in a warm-weather climate, like San Diego or Los Angeles. Those summer months can be tough on your asphalt. That’s because extreme heat causes your pavement to expand and, eventually, crack.
Scenario #2 – You live in a cold-weather climate, like Lake Tahoe, Mammoth Lakes, or Big Bear. Those harsh winters can be equally tough on your asphalt. That’s because water can seep into the asphalt and freeze. And when that water freezes, it expands and, similarly, causes your asphalt to crack.

But there’s no need to worry; these changes usually happen slowly over time. Asphalt is a flexible pavement surface, so as long as you’re keeping up with regular maintenance, you’ll get the most out of your pavement investment.

You Might See Waves and Soft Spots

Not only can the heat create cracks in your asphalt, it can also lead to depressions and soft spots. That’s because your asphalt is getting hammered with something called “solar radiation,” a force that causes your asphalt to change shape and weaken. These soft spots are most likely to come about during the summer season when the heat is strong and the days are long.

Your Striping Can Start to Fade

Whether you have a parking lot or roadway on your property, your asphalt probably has a bit of striping. Maybe it communicates that an aisle is “one way,” or maybe it defines the boundaries of each parking spot. You rely on that striping to communicate important information to drivers. During the summer months, the UV rays from the sun are stronger (and the sun beats on your pavement for more hours during the day) and can cause that striping to fade. If you see this happening, you can usually just touch up paint. But if the fading is extreme, it creates a potentially dangerous situation, and you’ll want to have the striping redone.

The Rainy and Dry Seasons

You Might See Some Potholes

Rains can really take a toll on your asphalt. Let’s say a couple of cracks formed in your asphalt over the summer. Those cracks allow water to seep into the ground, and that seepage can wash away your asphalt’s foundation, weaken the surface, and create the perfect conditions for potholes to form.

Your Asphalt Might Get Slippery

While slippery pavement is typically associated with snow and ice during the winter, warm, dry conditions can create slippery pavement, too. Without heavy rain to give your pavement a periodic wash, dirt and oil can build up—especially on a surface that’s not properly maintained. So when you get a drizzle of rain, that little bit of moisture combines with the oil and debris to create a grimey film that can actually be pretty slick. And this can be even more dangerous because motorists aren’t expecting slippery conditions.

Black Diamond Can Help with Seasonal Wear and Tear

Asphalt, just like anything else, will naturally degrade over time. But here’s the good news: There’s something that you can do to significantly slow down that process. You can hire Black Diamond. We’ll come out to seal the cracks, do the preventive maintenance and all of the sealcoating. Call Black Diamond today to protect your asphalt against the seasonal extremes.

Just Another Bump in the Road

The Pros and Cons of Speed Bumps

People drive too fast. Way too fast. In fact, they drive so fast, society had to come up with several different ways to slow them down and keep everyone safe. Signs announce an area’s speed limits. Cops lie in wait with radar guns. Old men shake their fists at the sky and yell at people to slow down.

But in this article, we take a look at a different approach: speed bumps.

Speed bumps are among the most popular and most effective traffic-calming techniques. And if you’re thinking about installing some around your property, you’ll want to explore all of the pros and cons. Whether you’re running an HOA, a nonprofit, or a retail location, here’s everything you’ve ever wanted to know about speed bumps.

The Pros

They Actually Get Traffic to Slow Down

When you post a speed limit sign, what you’re really doing is asking drivers to slow down. But they don’t always do it (admit it…you don’t always do it). Speed bumps, on the other hand, force drivers to slow down. In fact, the Iowa Department of Transportation found that speed bumps and humps slow down traffic by as much as 40%.

They Increase Safety

When you slow down traffic, you also increase safety. And you’ll see that manifest in two different ways:

You reduce the total number of accidents
You reduce the severity of those accidents

For example, the National Library of Medicine found that, in cases where a child got hit by a car, the presence of a speed bump or hump reduced the odds of injury or death by up to 60%. Installing speed bumps can mean safer roads and parking lots for people, cars, and that family of raccoons that’s taken up residence by the club house.

They’re Easy to Customize

The nice thing about speed bumps is that you can install them in a way that matches the way the property is used. Smaller bumps are fine for slower speed private roads while larger speed tables are an option for city streets and larger roads. If you want them painted bright yellow so they stand out, that’s easy, too. Throw some yellow or white stripes on them, or stencil large white arrows announcing their presence. You can install speed bumps that match pretty much any aesthetic.

The Cons

They Disrupt the Normal Flow of Traffic

Most people would say the entire point of speed bumps is to disrupt the normal flow of traffic. But if you’re running a high-volume location that involves getting cars in and out quickly, speed bumps can slow things down so much that they cause congestion. That’s a trade-off you might be willing to make, but if the congestion gets extreme, you might see an increase in unwanted vehicle noise and fumes (and maybe some angry tenants).

They Could Damage Vehicles

When a car drives over a speed bump, the vast majority of the time, that car is totally fine. But if the driver isn’t paying attention, they might take the speed bump a little too fast and end up damaging their car’s tires or suspension. Similarly, if the speed bump is designed or installed incorrectly, even a careful driver might see some damage—and you certainly don’t want to be liable for that.

Some People Just Don’t Like Them

This may seem like an insignificant factor. But when the people interacting with your property don’t like speed bumps, that can play out in a couple different ways: They could end up hurting the curb appeal of your location, which might lower the price a buyer is willing to pay for it in the future. You also might see people going to extreme lengths to avoid those speed bumps. For example, if you run a retail location, they may choose to shop somewhere else, or swerve into the wrong lane to avoid the obstacle.

Asphalt Vs. Removable Speed Bumps

Let’s say you’ve had a moment to consider the pros and cons and you’ve decided to install speed bumps on your property. Now you have to decide whether you want to go with asphalt or recycled rubber bumps. Asphalt will be more expensive, but they also look better and are much more durable. Rubber speed bumps, on the other hand, look a little more “budget,” but are easier to install and rearrange. You can get concrete speed bumps, too, if you’re looking for a different aesthetic. But those first two choices are the most common.

Other Traffic-Calming Techniques

If speed bumps aren’t right for you, there are a few other options out there. For example, speed humps have a more gradual incline, so they’re easier on cars and drivers (though they may not slow traffic down quite as effectively). Speed ditches are small dips in the pavement. And speed “cushions” have tiny gaps in them that allow emergency vehicles to pass freely.

When it comes to speed bumps, there are no right or wrong answers. At the end of the day, it’s all about what’s right for you. But if you need help deciding what’s going to be best and most cost-effective for your property…well, you know where to find us.

Asphalt vs. Concrete Parking Lots

Your parking lot is a hideous mess of cracks, divots, and potholes, and you’ve already made the weighty decision to have it replaced. But now you have to make a more complex decision; do you want that parking lot made out of asphalt or concrete? This article walks you through some of the biggest factors to consider. (This article also gives you an easy way to look busy whenever your boss walks by.)

Factor 1: Up-Front Cost

You might expect to pay $2.50 – $4.50 per square foot for an asphalt parking lot, but more like $4 – $7 per square foot for a concrete parking lot. So initially, concrete parking lots are more expensive. And keep in mind, that difference in cost grows as your parking lot gets bigger. A concrete lot that holds 18 cars will cost a little more. But if it holds 1,000 cars, it’ll cost a lot more.

Factor 2: Maintenance Cost

You’ll notice that we mentioned “up-front cost” in the last section. That’s because you’ll also have to factor in maintenance costs. Concrete parking lots, for example, are low maintenance. But asphalt parking lots are considered high maintenance. They’ll need sealcoating and crack sealing, and they’ll always need at least an hour to get ready before going out for dinner. Now, that’s high maintenance.

Factor 3: Lifespan

Concrete parking lots have been known to last for 40 or even 50 years. But asphalt parking lots might only last for 25 or 35 years. With such different lifespans, you’ll need to create some sort of apples-to-apples comparison. An easy way to do this is by estimating the total cost of each parking lot per year. Don’t forget to include the price of your anniversary gift. That first year with your parking lot is a really big deal.

Factor 4: Type of Traffic

If you’re expecting a ton of really heavy commercial vehicles, an asphalt parking lot might degrade faster because it has more “give.” So oftentimes, a high-impact situation calls for a concrete parking lot, which offers more rigidity and support. A concrete parking lot can also support in other ways, like listening to your problems and being there for you when times get tough.

Factor 5: Weather

An asphalt parking lot is usually going to expand, contract, and soften in hotter climates. And all of that movement can lead to some damage and cracking. That means asphalt parking lots are better suited to moderate and cold-weather climates. Concrete parking lots, on the other hand, perform really well under extreme heat. So, talk to your pavement specialist (that’s us)—or your local weatherman—to see which surface is right for you.

Factor 6: Aesthetics

Concrete is a lighter surface, reflects light better, and some people think it has a more inviting look. But that lighter surface can be a double-edged sword, especially since it shows oil spotting more easily. So, while some people prefer the look of a concrete parking lot initially, it might not age as well over time.

Factor 7: Project Timeline

Concrete parking lots usually take more time to install, set, and cure. That delay, of course, is really short in the overall scheme of things, especially since you’ll be living with this parking lot for several decades. But it’s definitely something you’ll want to account for in your project milestones—especially if your tenants rely on as little interruption to their daily lives as possible.

Factor 8: The Planet

A lot of people don’t realize this, but asphalt is the most recycled material in the entire world. In fact, the Federal Highway Administration states that as much as 80% of old asphalt is recycled into new projects. It’s also good for the environment in a second way; plastic bottles and bags can be melted down and used as a binding ingredient in asphalt. So, when you’re thinking about your next parking lot, you might also take a moment to think about the planet. Learn more about how Black Diamond incorporates plastic road into our projects here.

Factor 9: Your Vision for the Property

When it comes to parking lots, common sense always wins the day. So, consider your long-term vision for the property. If you plan to sell it in ten years, there’s no telling what the next owner wants to do with the land. There’s no point in choosing concrete for its longevity when you don’t even know if the next owner is going to keep it. You’ll be living with your parking lot choice for decades. That means it’s worth looking at this decision from every single angle. If it all seems like too many variables to take into account, we get it. And we’ve got you. Reach out to Black Diamond today for a little professional guidance.

Crack Sealing 101

Everyone knows it’s bad when your pavement cracks. But very few people understand why. Here are three main reasons:

Cracking leads to more cracking; if it goes untreated, the problem escalates.
Water makes its way through those cracks, which can lead to potholes. These are objectively worse than cracks.
Cracks are just so dang ugly.

So, here’s how to seal the cracking in your pavement, protect your surface, and preserve your curb appeal.

You Can Only Seal “The Right Type of Crack”

This is a bit of an oversimplification. But speaking broadly, we seal the cracks that look like a straight or crooked line. If you’re interested in the technical terms, those are usually called transverse cracks and longitudinal cracks. But cracking that looks more like a spider web—called “alligator cracking”—isn’t right for sealing. Neither is cracking that looks like an elaborate sequence of alien crop circles.

Try to Catch the Cracking Early

Cracking is like any other problem; it gets worse over time. For example, when the temperature fluctuates, your pavement expands and contracts. That’s normal. But when you have cracking in your pavement, that expansion and contraction will make the cracking even worse. Once the crack is wider than 1.5 inches, it’s not right for sealing and has to go through a different, more complicated (more expensive) process. So, you always want to jump on these things early. (Or call Black Diamond and we’ll jump on it for you.)

Cleaning the Crack

The first step we do is to make sure the crack is completely free of debris. That cleanliness creates an ideal surface for the sealant to stick to.

The Hot Air Lance

As we’ve mentioned above, the sealant has trouble bonding to wet surfaces. But it’s not just water we need to worry about. Asphalt has a natural presence of oils, and we have to blast the crack with a hot-air lance that burns those oils away. These things can get up to 2,000 or 3,000 degrees, so it’s important this is done by a true professional. There’s a delicate balance between burning away the oils and using so much heat you damage the remaining pavement.

Selecting the Right Sealant

We’re almost ready to seal the crack, but there are different types of sealants we could use. Some are more flexible. Others are more rigid. When we take a look at your pavement, we assess many factors, such as the climate in your location, the amount of traffic your pavement gets, and the overall scope of the project. Like most things, crack sealing isn’t a one-size-fits-all job.

Sealing the Crack

Now it’s time to seal the crack. And for that, we need to bring out our trusty “pour pot.” As the name suggests, this helps us pour the sealant over the crack. Then we even it out with an asphalt squeegee. And after the sealant cures, traffic can get back on the surface. Keep in mind that you will still see the cracks but they will be sealed.

For all you #satisfying fans, we have a video where you can see our crack sealing process in action. Or give us a call to watch us fix up your pavement in real life—which is more than #satisfying. It’s just good sense.

The Pothole Problem

Picture this: You’re driving to work, sipping your coffee and then it happens. Your car hits a depression in the road, your coffee goes flying, and the party grinds to a halt. Congratulations! You’ve just hit one of 55 million potholes in the United States.

The Formation of Potholes

Like anything else, pavement is susceptible to wear and tear. Maybe the roads around your property are heavily trafficked. Maybe they experience extreme changes in temperature. Maybe they’re frequented by abnormally heavy vehicles. Or maybe they’re just a bit aged. Eventually, no matter the situation, cracks will begin to form in your pavement. And those cracks create passageways where water can seep into the ground. And from there, the stage is set.

Over time, water continues funneling into the cracks and, little by little, washes away a layer of dirt or water-soluble rock. The problem is that this layer used to be the pavement’s foundation. And in the absence of that foundation, there’s nothing left to prop the pavement up. By the time something heavy rolls along—whether that’s a truck, a car, a school bus, etc.—the unsupported pavement collapses, and a pothole is born.

Where Do Potholes Form?

The short answer: Everywhere.

Most people associate potholes with roadways. And while you’ll definitely find plenty of them as you’re driving along city streets, potholes can form anywhere there’s pavement. So, if you run an HOA, you might have to deal with potholes in your community’s streets and driveways. If you manage a retail location, you might find potholes in your parking lot. If you’re a non-profit, or any other commercial entity responsible for pavement, unfortunately you’ll probably have to deal with potholes at some point, too.

Why It’s Important to Fix Potholes

You really want to stay on top of repairing potholes as soon as you spot them for a few main reasons:

Potholes can get worse—what starts as a simple fix could end up becoming far more complex (i.e. expensive) if you let the problem fester.
Potholes can become a safety hazard, causing personal injury to pedestrians and property damage to vehicles. That means they can create a liability for your property, both personally and financially. No want.
Fixing those unsightly potholes raises your curb appeal, which makes your property far more desirable to renters, buyers, customers…people, in general. Yes, repairing damaged pavement costs money, but it could also mean more revenue in the long run.

How Black Diamond Can Help

Black Diamond Paving fights the good fight against potholes on a daily basis, and we offer several services that will keep your property crater-free:

Sealcoating: One of the easiest ways to prevent these disagreeable divots is to stay on top of sealcoating your asphalt. This adds a protective layer to the surface of your pavement, preventing cracks from forming in the first place.
Crack Sealing: If cracks do form, there’s still hope. Crack sealing plugs up any crevices in your asphalt and helps keep water from eroding the pavement’s foundation.
Patch Paving: If, despite your best efforts, potholes do form (perhaps the previous property manager wasn’t a believer in preventive measures, or perhaps your asphalt is just nearing that point in its life cycle), there’s still no need to fret. If we find your property is a good candidate for it, we can undertake a patch paving job—digging out the failed sections and replacing them with new, thicker asphalt.

No matter your pothole situation—mild, major, or merely preventive—Black Diamond can help. Give us a call today!

To Buy or Not to Buy?

We talk a lot on our Love2Pave blog about the steps you can take to ensure your surfaces stay in tip top shape for all of your existing properties. But our expertise in all things asphalt and concrete can be a real asset when you are considering making an acquisition as well.

The acquisition equation has a lot of parts and pieces, whether the property is large or small. Part of that decision-making is assessing the condition of the property and the intended uses and incorporating that into your bid and future plans. The sheer volume of paved surfaces in any given property means it is a real factor in future maintenance as well as a real contributor in aesthetics and ease of use for owners and tenants alike.

There are several things the experts at Black Diamond Paving & Concrete can do to help you navigate acquisitions from the very beginning, through purchase and implementation of any repairs that need to be addressed.

1. Observe and Assess

First, we’ll walk the property with you and do an assessment of where it hits on the Pavement Life Cycle. This will give you great insight into what you’re looking at in terms of future maintenance dollars. Every surface contains markers of where it stands on its overall life span, and breaking this down into accurate and easy language keeps current and future decision-making simple.

2. Discuss Goals

Second, we’ll discuss the short term and long term goals of the property. This is important when coming up with the budget going forward. Specifically, we’ll talk about investing in the conditions of your surfaces as they apply to the timeline of owning the property. The timing of future planned maintenance is also a worthy topic to explore. For instance, if the property will not be occupied during the purchase transition it may make sense to be proactive and achieve great strides before tenants are present.

3. Present Recommendations and Estimate

Third, we’ll present our recommendations and plans to you along with a budget estimate. This information is a critical part of the file you build for the property and will act as a blueprint for work going forward for property managers as well as investors.

4. Provide Scope and Proposal

Once the acquisition is complete, we’ll provide a work scope with any revisions that are necessary along with a formal proposal. Then we’ll get to work doing what we do best, ensuring that your asphalt and concrete surfaces look great and serve you well for years to come.

The sum total of this knowledge means you will be well prepared to approach the purchase confidently and minimize budget surprises. As with all things surface-wise, a penny of prevention will lead to a pound of cure.

Client Testimonials

Here’s the buzz about town…

Each time I have worked with Black Diamond, they have taken a big load off of my mind by managing every step of the process. Their professionalism towards me and…

Richard P.

In the many years we’ve worked with Black Diamond Paving, we’ve always found them to be professional, competitive and often creative when putting together quality projects in a tightly budgeted…

Janice D.

Black Diamond has the invaluable ability to work with difficult tenants on a retail property and smooth out any sticky situations. It’s difficult when you interrupt someone’s business…they go out…

Sherry B.

You and your crews, from the beginning, showed a concern for the project, the finished product, and the impact on the community and its residents. Your meticulous planning and management…

Board of Directors

This is a letter of appreciation and commendation to you and your field crew for the superb job done at Sand Dollar Beach. The quality of work speaks for itself.…

John B.

Thank you so much for doing such a great job for me and the associations I manage. Your team works very efficiently and maintains a clean project site. I always…

Steve D.

I want to say ‘thank you’ for the great work you guys did on our street. I received many compliments from the neighbors stating how great our street looks and…

Jacqueline S.

I would like to thank you for the wonderful resurfacing work that you performed for our complex. Not only is it beautiful, but according to the subcontractor who painted the…

Lewis I.

Your crews were on time, friendly, knowledgeable and professional. I have heard nothing but compliments from the homeowners about the work done here by the crew, even from the people…

Bo P.

Black Diamond Paving and Kris Karr are wonderful to work with. This company goes beyond what other asphalt companies have done in the communities that I manage. Their communication skills…

Channa A.

I have used Black Diamond Paving for over three years now and have not been disappointed yet! The proposals are received on a very timely basis and are very detailed…

Nick W.

Black Diamond has done several jobs for me now; their notification procedures keep me from getting any angry phone calls, and the follow through after the job is first rate.…

Michael K.

I highly recommend the paving services of Black Diamond Paving. What really stood out to us was their understanding and concern for the Homeowners, the Board of Directors, and even…

Kristen Munnik

Working with Black Diamond Paving has proven to be very successful for my clients. Their efficient notification process, level of professionalism, high standard for quality of work, and established reliability…

Jeff L.

It is my pleasure to give Alex and Black Diamond Paving an enthusiastic thumbs-up. One of Alex’s many talents is working and communicating with homeowners. He always gave clear, concise…

Cynthia S.

Their scheduling is precise. The people that they hire are well-rounded and don’t look shabby in their work outfit. Their staff has good dialogue skills. Dialogue is very important to…

Brian N.

They are easy to deal with and the quality of their work is as good as it gets. During the past 12 years, I have used several asphalt companies but…

Bryan W.

The quality is exceptional compared to the rest of the world. It was great from start to finish. The pricing was reasonable, accurate and correct.

Dan G.

Basically the customer service, reliability and completion of the project as planned, everything was on budget and they met all of my expectations.

Daryl B.

I like their punctuality and professionalism. They are just a great company.

George M.

When I contacted them, they got back to me with an estimate for the job quickly and did the work. It was everything I expected from a company but normally…

Greg W.

Their sales representative is very good. She will go out at the drop of a hat to look at associations. They do what they say they will do and are…

Jeane D.

I’ve gained so much confidence in them through the years that I don’t have to supervise anymore. I just tell them where to go and let them do their thing.…

Bill J.

I love their work. I’d use them again and again.

Ken K.

Jeffrey does a very good job. We utilize their company over and over again. When there is an incident, it is resolved immediately. He is extremely responsive and the pricing…

Larry J.

They do a good job. There is good value, a lot of bang for the buck. They quote excellent competitive prices. I’ve used them on a number of projects.

Michael S.

I liked their professionalism. They always said what they would do and did it punctually. A water pipe busted, but they fixed it so fast, it was unbelievable. I’d recommend…

Sal S.

They came when they said, charged what they said and did what they said, which was very unusual in this day and age.

Sheila C.

They came in and got the job done without any issues at all. I shopped around for a good price, so after I looked at three to four bids, I…

Bill C.

Their professional approach to the job, they did what they said and met all of their commitments. One of their mottos is to leave the place cleaner than they found…

Jim K.

We manage more than twenty properties. We use their services all the time due to the personal relationship we’ve cultivated with Don Bilson. He always tries to give us the…

Milan P.

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