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Paving the Way to Success: Asphalt Preservation and Repair for Self-Storage PropertiesPaving the Way to Success: Asphalt Preservation and Repair for Self-Storage Properties
Asphalt pavement is a major capital asset at a self-storage facility. A well-kept parking lot and drive aisles not only improve curb appeal and make a positive first impression on customers, they ensure greater safety. This article addresses key points of maintenance and repair, including costs, and discusses the value of a long-term management plan to protect your investment.
Steve Brahney
December 15, 2024
6 Min Read
At a self-storage property, asphalt pavement is among the most expensive capital assets. It represents a significant investment, and its condition can directly impact the business in several ways.
First, consider site safety. Cracks, potholes and uneven pavement can lead to trip-and-fall accidents and potential vehicle damage, posing a risk to customers and staff and exposing your operation to potential legal claims. If your insurance company conducts periodic inspections of your property, it’ll expect you to resolve these issues, usually within 30 days, or risk policy cancellation.
A freshly sealcoated and line-striped parking lot at Extra Space Storage in Bellmawr, New Jersey.
In addition, a well-kept, attractive parking lot and drive aisles signals professionalism and attention to detail to potential self-storage customers, while a neglected surface can serve as a deterrent. If you read social media and online-review platforms, you’ll see it isn’t uncommon for renters to complain about the condition of facility’s asphalt and how it negatively impacted their experience at the property.
Proper care ensures a positive environment for customers and employees while neglect can negatively affect facility performance. Below, we’ll explore the unique challenges associated with maintaining your asphalt pavement as well as DIY tips, common repairs and costs, and the importance of a long-term management plan. These strategies are crucial for protecting your investment and ensuring your business thrives.
An example of alligator cracking
Unique Challenges
Self-storage operators face unique challenges when it comes to keeping their asphalt in top condition. To ensure proper functionality and aesthetics, pay special attention to the following.
Heavy loads. Moving trucks can weigh up to 26,000 pounds, which puts immense stress on pavement, leading to premature wear and tear. The constant turning and stopping of vehicles can also lead to deterioration.
Weather exposure. Without proper sealing, your asphalt is vulnerable to the elements, leading to cracks, potholes and fading. Snow and ice can accelerate decline. Relentless heat and sun can quickly oxidize pavement, allowing stones and sand to ravel from the surface. During routine cleaning or a windy day, self-storage drive isles can become wind tunnels, which makes it easy for loose detritus to blow into units.
Low unit thresholds. Most self-storage facilities don’t have the necessary depth in the drive lanes to accommodate a future asphalt overlay of 1.5 to 2 inches. The concrete threshold at the unit doors simply isn’t high enough. That means that when it’s time for repaving, milling is required to create clearance for a new layer. This step prevents drainage from running into and getting trapped inside storage units.
Business disruption. Your asphalt-maintenance activities need to be carefully coordinated to minimize disruption to customers and employees. Access is an issue for everyone, but especially commercial tenants like contractors, landscapers and pharmaceutical reps who may access their space daily to store equipment and inventory.
DIY Tips
Many of the above challenges will require the support of a professional asphalt company to fix, however, there are things you can do as a self-storage operator to keep your pavement in good shape.
Ensure you have proper drainage in your parking lot and drive aisles to prevent water pooling, which can weaken the asphalt base. Standing water can also turn into ice in cold climates, which isn’t only bad for your pavement, it’s a safety hazard.
Trim overhanging branches to prevent shade, which can slow the rate at which your pavement dries after it gets wet. Moist conditions can encourage moss growth.
If you live in an area that gets snow, be cautious with snowplows. They can cause damage, particularly to swales.
Encourage your self-storage customers to report any pavement issues they notice. This will help you address minor fixes before they become major problems.
Cracks being properly sealed prior to the application of pavement sealer
Common Repairs and Costs
Understanding the costs associated with maintaining your self-storage asphalt is crucial for effective budgeting. This knowledge allows for better planning and ensures that resources are allocated efficiently. Here are general price ranges for common jobs:
Sealcoating: $0.20 to $0.40 per square foot
Crack sealing: $0.75 to $1.50 per linear foot
Pothole repair: $5 to $15 per square foot
Asphalt patching: $3 to $7 per square foot
Asphalt overlay: $2 to $5 per square foot
Asphalt milling and overlay: $4 to $8 per square foot
Line striping: $500 to $1,500 depending on the amount of stenciling required
To develop a quick asphalt budget for your self-storage facility, there are several tools you can use. For example, you can purchase a measuring wheel at your local home-improvement store and use it to walk your property, or consider using Attentive.ai landscape-management software, which uses artificial intelligence. All you have to do is enter your address, and the platform will calculate for you.
With cracks, check for those that are at least a half-inch wide and measure the linear footage. For potholes or clusters of alligator cracks, measure the damaged sections in squares or rectangles, extending your measurements six inches into the surrounding intact asphalt. Just remember, the above figures are average costs. They can vary depending on your location, the extent of the damage and the chosen contractor.
Asphalt sealer being applied by a ride-on brush applicator with special nylon brooms as well as by hand, which prevents overspray from getting onto unit doors
Here’s what a sample project might look like, assuming a facility has 80,000 square feet of pavement:
Sealcoat: $24,000
Crack repair (3,200 linear feet): $3,200
Other repairs (1,000 square feet): $10,000
Line striping: $500
TOTAL: $37,700
A Long-Term Management Plan
It’s smart to create a pavement-management plan for your self-storage asphalt that includes regular inspections, condition assessments and proactive maintenance. A well-designed plan will help you:
Save money. Addressing issues with your pavement early is more cost-effective than paying for more expensive repairs or replacements down the line.
Extend pavement life. Proactive maintenance can significantly extend the lifespan of your asphalt. “Run to failure” is the most expensive management option.
Set a budget. A plan helps you forecast future maintenance expenses, so you know what you should expect to spend in a given year.
Prioritize tasks. Identifying the urgency and impact of upcoming repairs allows you to prioritize them, so you’re more efficient with your future spending.
Preserve asset value. A well-maintained lot increases the overall value of your self-storage property and the return on your investment.
Partnering with a reputable asphalt company is essential for developing and implementing an effective pavement-management plan. They can assess your site condition, create a customized maintenance schedule, inspect your property on a yearly or bi-annual basis, and provide professional services for repairs, sealcoating and overlays.
Your asphalt is a valuable asset that contributes to the success of your self-storage business. By understanding the unique challenges involved, budgeting for maintenance and implementing a comprehensive management plan, you’ll protect your investment, enhance your facility's curb appeal and ensure a safe, and positive experience for your tenants and staff.
Steven Brahney is a nationally recognized asphalt-preservation specialist and the founder of FixAsphalt.com, a source of information on asphalt repair and maintenance. Since 2002, he’s helped self-storage operators develop pavement-maintenance plans for their facilities and has completed asphalt and concrete projects for hundreds of companies across every state on the East Coast. To reach him, call: 877.FIX.ASPHALT.
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