New Construction

How Often Should I Seal My Asphalt Driveway in Colorado?

New Construction Paving

At Asphalt Doctors, our experienced team can install pavement that is smooth, level, and able to withstand whatever weather Colorado throws at it. From new parking lots to driveways, we have you covered.

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What’s the Process of New Construction Paving?

Step 1: In-Person Consultation

The initial step is meeting with you to understand your project, timeline, and goals. We’ll also evaluate your site to understand the environmental factors we’re working with, including soil type, drainage patterns, and accessibility. Then, we’ll provide a line item estimate for you to review.

Step 2: Permitting

When we get the green light for the project, we’ll look into if a permit is needed. If it is, our team is happy to provide the necessary documentation.* We’ll do our best to expedite this process, but the permitting phase can take longer than some homeowners and business owners expect.

*Note that permit fees are not included in our bid.

Sealcoating is essential to the longevity of your pavement. It prevents water from seeping under and forming fissures beneath your blacktop, which can worsen with freeze/thaw cycles. It also offers a layer of protection against sun-induced oxidation, which can produce cracks in your surface.By protecting the structural integrity of your asphalt, sealcoating makes it less susceptible to potholes and large cracks, saving you money on extensive repairs in the future.

Step 3: Grading & Sloping

Since this is new construction paving, we won’t need to demolish or remove any existing pavement. Instead, we’ll move right into the preparation phase, which includes grading the site. This process is crucial not only for level driveway or parking lot paving, but it also ensures proper drainage. Water is asphalt’s biggest enemy, as it can cause premature cracks, potholes, and wear. Meticulous sloping will keep your asphalt strong despite the rain, snow, and sleet it endures.

During this phase, the team may discover that drainage will be more complicated than they could tell from their surface evaluation. While uncommon, if this is the case, it could lead to more labor and a higher end cost.

Step 4: Base-Layer Installation

After assessing your soil composition, our team will choose what your base layer will be. The base layer acts as the foundation of your new construction paving. It can consist of crushed stone, gravel, or recycled asphalt or concrete. Our Asphalt Doctors team will create a custom mix to match your site.

Then, we’ll evenly lay down the sub-base. This compacted layer distributes the weight of the pavement to prevent weak spots and cracks. It also creates a barrier between the ground and asphalt to protect against the freezing and thawing process.

Step 5: Proof Rolling & Undercutting

To confirm our base layer is strong, we’ll conduct a proof roll. This involves moving our dump truck across the site very slowly as we look for any weak points. If the wheels drop even an inch, we’ll undercut that section—removing up to three feet of material—and replace it with new sub-base materials. After compacting and testing again, we’re ready to move on to the binder.

Step 6: Binder Installation

Next, we’ll lay down the binder, which typically consists of aggregate mixed with oil. The binder is the backbone of your new driveway or parking lot—adding strength and stability to the pavement.

Step 7: Asphalt Installation

Finally, the surface layer is installed. We’ll have spoken with you about desired thickness, and our team will ensure the asphalt is as smooth and level as possible. After the asphalt is laid down, we’ll compact the material again to create a strong surface. Then all that’s left is letting the asphalt cure for a few days.

Most new construction sites have an established asphalt paving depth profile established through a Geo-Tech Report that the Engineer and City/Town of construction have signed off and agreed to build according to these specifications. They are established based on current soil conditions and water table levels with a pavement design to last 15-20 years, many times even longer.

Optional Steps

Depending on your project, you may have other requests. This could include:

Adding striping and accessibility markers to parking lots
Joining the new pavement to any existing parking lots, roads, or sidewalks
Adding speed bumps

The first step of the process is dependent on location and construction standards per city requirement and fire department access. Many times, in the initial phases of vertical construction, the bottom lift is required for access to the site. In this case, paving will proceed to complete the lifts, but there may be some scarring to the asphalt leading to punch list items needing to be completed prior to obtaining the certificate of occupancy. These repairs may range from asphalt maintenance items such as crack sealing, sealcoat application, or infrared patching. Other requirements may require completing mill/overlay repairs.

The decisions for the repairs are typically made from a scheduled walk through with the city inspector, or on-site superintendent for the punch list items. Discussions tend to follow for the best approach for repairs and promptness to obtain the certificate of occupancy.

Frequently Asked Questions

How long will my residential asphalt paving project take?

While this may seem like a drawn-out process, the whole project is completed fairly quickly once any necessary permits are granted. For a residential driveway, this kind of project can take between 1 to 3 days.

How long will my commercial parking lot paving project take?

A parking lot may take between 3 to 7 days. During our on-site assessment, we’ll give you a reasonable timeline for your project.

How quickly can I drive on my pavement?

You can typically walk on your new asphalt after 24 hours, but it’s recommended to wait 48 to 72 hours before any vehicle drives on the surface.

How long will my pavement last?

New pavement can typically last 20 to 30 years. However, the amount of traffic and kind of traffic will significantly impact these results. If your commercial parking lot is seeing thousands of cars a month, you may need maintenance more often. And if heavy duty vehicles are driving on your pavement, they’ll break down the stability of the asphalt much more quickly. Maintenance items can range from full depth asphalt patching, future mill/overlay expectations, sealcoat applications, crack sealing, infrared patching, striping, signage, and concrete flatwork repairs.

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