In addition to some other projects, we are starting to look into doing some repairs on our asphalt parking lots at both apartment complexes. One of the quotes we received last year was in relation to a product called PDC (Pavement Dressing Conditioner).
It supposedly lengthens the life of the existing asphalt, seals better than the traditional seal coats and is a non-slick surface when wet.
What I am looking for is anyone with experience in the real world with this product. Does it do what it claims or is it a glorified seal coat? What disadvantages have you seen?
Any other solutions out there I am missing , besides the obvious? Sealing the parking lots have not worked in the past and re-doing the asphalt is not needed at either property.
My company primarily specializes in retail parking lot maintenance.
Can you provide any more information about this PDC?
See if you can get a spec sheet from your contractor.
I did some checking online and really cant come up with much information on it other than they call it a "rejuvinator" which is usually a "red flag" in this business.
I would be interested to see what its made from and I can help advise you.
I did a little Googling on PDC and as NY states, rejuvenators have their place, but they can also be a red flag for gimmickry.
Can you provide some info on the age and general condition of the asphalt and what makes you say sealcoats "haven't worked"? Perhaps with a little more info, I could help more.
Hello Eric, I have extensive experience applying coal tar sealer/rejuvenators for asphalt roads, airports and parking lots dating back to 1993.
I am familiar with the product in question. There are several others available.
Feel free to call my cell 727-482-8550
Joe, the USACE, in cojunction with the USAF, commissioned the development and testing of rejuvenators for bituminous pavements. The developer of the PDC you reference was E. W. McGovern of the Koppers Co., the world's tar experts. With hundreds of millions of square yards applied and testes for rheological improvements to the binder the only ones waving a "red flag" are sealer manufacturers and appliers. Like the buggy whip people, they should wave the white flag.
Eric, where are you located. I'll get an expert in the field to contact you about PDC sealer/rejuvenator
Hi Eric this is probably too late but you might try the asphalt institute guide. I'm not sure what be available on a conservation side but I remember seeing some systems that were used for conservation.
This is an idea of a hybrid alternative depending on size and usage and date of install I don't know your requirements but there are things to think about. Here is a fact sheet on roadway and lot design
Alot will depend on the condition of the asphalt. Fog seals rejuvenate the asphalt and keep it flexible/ Howeverf, if it is already severely cracked or you are seeing a lot of potholes, a fog seal won't buy you much. Ideally, within the first 2 years after a full reconstructrion or overlay, you should fog it. I am not familiar with the product in question but it is probably similar to other fogs or seals. The other thing to keep in mind is to provide positive drainage away from the lot, even during the winter. You need to be able to have draionage to reduce the damage caused by freeze/thaw cycles. Fogs and seals also will not work on "alligatored" sections. Those should be cut out square and patched. Make sure the subgrade is compact and tight during the patching. Also, if you do a mill and overlay on the lot, make sure a header is cut along the gutter lines so you maintain the gutter for drainage and can match the top course of asphalt with it, so as to not create a trip hazard for perdestrians.
Would help to know where you are located. We just did an asphalt job to the parking lot in our condo complex. I agree with Waynek. It depends on what your parking lot looks like - how alligatored it is and what kind of cracking and deep chucks it has. If it is in that state......you need to pull out all the asphalt and base. If your base is not sufficient you will have the same problem again within a few years. Depending on where you live and the weather (I'm in San Francisco Bay Are) you need to have at least an 4" - 6" base - compacted. Do you have garbage trucks doing into the parking ? They really tear up the asphalt, which happened in our case........taking big chunks out of the asphalt. BTW we did do a sealcoat a few years ago and obviously it did not do much as we are paving the right way this time..
So here's what we did:
Make sure the asphalt is not "breaking up".....we have some areas that need to be redone - or need to sealcoat the entire parking area.
Hold back at least 10% retention on the contract. Make sure you get a good asphalt company and check their references and with the Contractor Board for any complaints.
Hope that helps. Good Luck
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