How Winter Weather Affects Your Parking Lots
As winter sweeps over the land, it’s time to remember that this time of year isn’t only about snowmen and sledding. Snow and ice lead to an unsafe parking lot that restricts entry to your business for your clients. However, it’s not only the snow piling up that becomes a problem. Many are unaware of how snow, salt, and freeze-thaw cycles can affect pavement and lead to pricey repairs when spring comes.
What is the Freeze-Thaw Cycle?
When water from snow, rain, ice, or other influences comes into contact with an unsealed parking lot, it will seep into the pores of the material and any cracks that may be present. When the temperature drops, the water inside your parking lot will freeze and expand. As it expands, it can cause cracks, surface scaling, rock pops, and joint corrosion. If large amounts of snow are left on a surface, your parking lot is at risk as the snow melts.
The Wonders of Cracks and Potholes
Concrete and asphalt are both affected by the harsh winter weather. When the temperature drops, asphalt will contract, creating tension and causing the material to crack. Winter weather is particularly harmful to asphalt if you have not conducted proper parking lot maintenance; proper sealing is important to protect your parking lot from snow, rain, and UV rays. It is also suggested that you fill any cracks or potholes before winter arrives. Otherwise, the contraction caused by the freezing weather will only worsen and can lead to permanent damage. Concrete is similarly affected.
Salt, Chemicals, and Snow Plows, Oh My!
It is important to ensure your parking lot is de-iced as much as possible for the safety of your customers. As a property manager or owner, it’s up to you to keep your parking lot safe for drivers and pedestrians. If you have a parking lot made of concrete, salt and chemicals can cause damage to the material, leading the way for cracks and potholes, so it’s important to prepare the material before you have to de-ice. Asphalt typically resists salt and chemicals more than concrete; however, the same cannot be said for parking lot markings. These chemicals are harsh on parking lot markings and can make them look faded, leading to an unsafe parking lot for your clients. If you use salt or de-icing chemicals, it will be important to budget for restriping when spring comes.
When it comes to snow plowing, it is not uncommon for the blade to be set too low, causing it to scrape along the surface of your parking lot. This will damage the seal coating. Come spring, you must apply a fresh seal to the surface. However, if it causes more damage — say, a gouge in the surface — you will need a crack filler to repair the damage.
It’s Time to Winterize
Now that you know how these colder months can affect your parking lot, it’s time to winterize. Winterizing parking lots consists of sealing in the fall if there are any cracks, having a snow-removal plan, and inspecting the drainage system so that, once it’s melted, the snow will not seep into the pores and cracks. Once spring blooms and the temperature rises again, it’s time to reseal, so your parking lot will look beautiful and remain safe for drivers and pedestrians all year.
Connect with E. Meier today to learn more about surface maintenance and repairs.