Our Blog

By Brad Tom

January 2024

Both slurry seal and sealcoating are effective methods for maintaining asphalt surfaces. However, each method has its own unique properties and ideal applications.

Sealcoating is a thin liquid layer applied over a paved surface to protect it from damage caused by UV rays, rain, and fluids from vehicles. It is a cost-effective way to extend the life of your pavement. Slurry seal, on the other hand, is a thicker, more durable solution. Composed of asphalt emulsion, fine aggregates, and water, it provides a longer-lasting seal but comes with a higher price. Both sealing methods have pros and cons, and the best choice depends on the specific needs of your pavement.

Which makes your asphalt look "nicer," a slurry or sealcoat?

Both give your asphalt a rich, black color, as if the asphalt were brand new. But a sealcoat provides a smoother surface than a slurry because it contains smaller (or has no) aggregates. If your pavement has unraveled and is rough, then a slurry may help in filling in surface voids (because it contains larger aggregates) and correct rough spots on the pavement.

However, if your pavement is bad and has structural damage, neither a slurry nor a sealcoat will help resolve the issue. Both would only provide a superficial, cosmetic "fix," in terms of appearance.

When is slurry seal or sealcoating right for my asphalt maintenance project?

Slurry seals are highly resilient and better suited to filling worn and unraveled areas, because of the aggregate mixed in, and they last longer — up to 10 years, versus five for seal coats. However, the heavy equipment needed to apply a slurry seal makes it almost twice as expensive as a seal coat on average.

The main difference between slurry seal and sealcoating is the amount of aggregate used in the mixture. Sealcoating uses a small amount of fine or no aggregate, while slurry seal has large aggregate. This makes slurry seals more durable and better suited for high-traffic areas.

In conclusion, both slurry seal and sealcoating are effective methods for maintaining asphalt surfaces. The best choice depends on the specific needs of your pavement. If you have a parking lot, driveway or small road that sees low speed/volume traffic, then a cost-effective solution would be sealcoating. However, if you need a more durable solution that can withstand heavy traffic, slurry seal may be the better choice. It is always best to consult with an expert in the field to decide which method is right for your project and what steps you can do to extend the life of your asphalt pavement.

By Brad Tom
December 2023

Is there an alternative to stripping and waxing commercial floors that saves money, improves safety, and is less time consuming? Yes, there is! Adsil, the makers of MicroGuard1high-performance inorganic coatings that preserve, prolong, and protect equipment and property, has formulated a new siloxane-based hard surface coating that is easy to apply and outperforms the outdated strip-and-wax floor care.

Stripping and Waxing is Not Sustainable.
The strip-andwax procedure is a labor-intensive process that involves removing all existing layers of wax before applying multiple coats of new wax. This method is time-consuming, expensive, and dangerous, particularly for larger commercial spaces.

While stripping and waxing may provide a glossy finish, the wax layer is not durable, gets softer over time, and traps dirt, degrading the floor’s appearance quickly necessitating frequent maintenance. Stripping floors repeatedly can cause damage to the original surface, accelerating the expensive need for replacement.

Industry experts suggest stripping and waxing two times per year to maintain the finish. This method of floor care requires repeated service calls as well as shutting down your facility to traffic while they work for the life of the floor. This is not sustainable. There IS a better way!

Meet Your New Go-To Coating – MicroGuard1^®.
A single application of MicroGuard1 1500 (MG1-1500) provides a long-lasting, beautiful, sustainable, high-traction finish that protects tile & grout, stone, terrazzo, non-ferrous metal, painted metal, and concrete surfaces from corrosion, abrasive wear, mold, odor, graffiti and chemical attack. Surfaces coated with MG1-1500 require only a wet mop to maintain its luster - no harsh chemicals, no bi-annual stripping.

Durable, Safer Floors.
According to a survey conducted by the National Safety Council, waxed floors are more likely to contribute to slips and falls due to their smooth surface lacking traction. Wax molecules are large and fill in natural surface groves, creating a flat surface that is prone to slip hazards. A surface treated with MicroGuard1 1500 (MG1-1500) is proven to deliver a high-traction surface reducing the potential for slipping. Anti-Skid Additive can be added to the MG1-1500 coating to increase traction even more in places like commercial kitchens, automotive repair bays, handicap ramps, public walkways and more.

Mitigates Fungal and Microbial Growth.
MicroGuard1 1500 (MG1-1500)is inorganic and will not feed mold, mildew or microbes like an organic coating can. MG1-1500 is also hydrophobic so coated surfaces repel dirt and other debris resulting in significant, measurable reductions in cleaning and maintenance costs. Grout lines will be completely sealed by MicroGuard 1 1500, and grout odors caused by accumulating oils, grime, dirt, urine, mold, spills, etc., are eliminated.

Sustainable with Verifiable Return on Investment.
A floor coated with MicroGuard1 1500 lowers maintenance costs, lowers life cycle costs, and increases lifecycle expectancy, saving money. Treated surfaces are easily cleaned with a neutral pH cleaner and mop. MG1-1500 is routinely applied to surfaces in hospitals, restaurants, department stores, airports and anywhere high traffic requires safety, sustainability and minimizing of closing areas off for routine maintenance.

PRIMARY BENEFITS INCLUDE:

• Unmatched Abrasion Resistance (ASTM D-4060)
• Mold, Mildew, Fungus, Germ, Bacteria Mitigation (ASTM-G21 rated zero, no microbial growth)
• High traction, Wet or Dry  (ANSI/NFSI B101.3 DCOF)
• Easy to Clean, Low Maintenance
• Very High Gloss (Matte Finish Option)
• Stain-proof, Nonstick, Repellent Finish
• Outstanding UV Resistance, Non-yellowing
• Enhances the Color of Decorative Stone
• Interior or Exterior Installations
• Extends Asset/Property Life
• Eliminates the Need for Waxing & Buffing

This coating has been used by NASA as the protective treatment system of choice to enhance and protect the many surfaces in and around the Kennedy Space Center located at Cape Canaveral, FL.

Introduction:
Living in a hot tropical climate like Hawaii comes with its own set of challenges, especially when it comes to maintaining your property. One common issue property managers face is dealing with oil stains on asphalt, which can be particularly stubborn in the heat and humidity. In this blog post, we will explore the best solutions for removing oil stains from asphalt, with a focus on addressing the unique problems property managers may encounter in a hot tropical climate like Hawaii.

1. Quick Action is Key:
   In a hot tropical climate, the intense sun and high temperatures can cause oil stains to penetrate and bake into the asphalt more quickly. Hence, it is crucial to take immediate action when you spot an oil stain. The longer the stain sits, the harder it becomes to remove. Promptly applying one of the solutions mentioned below will increase your chances of successful stain removal.
2. Absorbent Materials:
   Asphalt in Hawaii will absorb heatyear round, making oil stains more challenging to remove. However, using absorbent materials such as kitty litter, baking soda, or sawdust can still be effective. Sprinkle a generous amount of the absorbent material over the stain and let it sit for an extended period, preferably overnight. The longer the material can absorb the oil, the better the results. Sweep or vacuum up the material and dispose of it properly.
3. Commercial Degreasers:
   With Hawaii’s climate, the heat can cause oil stains to become more stubborn and difficult to remove. Therefore, using a commercial degreaser specifically designed for asphalt is recommended. Look for a degreaser that can withstand high temperatures and has a proven track record for tackling tough stains. Follow the directions on the product label carefully and consider using a brush to agitate the stain before rinsing it off with a hose or pressure washer. Ultra-Oil stain removerfrom UltraTech seems to work well for most asphalt stains even those we have in Hawaii.
4. Pressure Washing:
   In Hawaii's hot tropical climate, pressure washing can be an effective solution for removing oil stains from asphalt. However, it is crucial to use the proper technique to avoid damaging the asphalt. Choose a pressure washer with an appropriate PSI rating for asphalt surfaces and adjust the pressure accordingly. Before applying a detergent, wet the stained area with water to prevent the detergent from drying too quickly. Rinse thoroughly after cleaning to remove any residue. Hawaii has strict restrictions on where and how to treat water runoff, so please handle with care.
5. Preventive Measures:
   Prevention is always better than cure, especially in a hot tropical climate. Consider sealcoating your asphalt regularly with a professional sealcoating product or service company to create a protective barrier against oil stains. Asphalt sealants can help reduce the absorption of oil and make future stain removal easier. Additionally, parking vehicles on a designated surface, such as concrete or gravel, can help minimize the chances of oil stains on your asphalt driveway.
6. Professional Services:
   If all else fails or if you have a large area to clean, it might be wise to enlist the help of professional cleaning services. Cleaning experts in Hawaii are accustomed to dealing with oil stains on asphalt in a hot tropical climate. They have the necessary experience, equipment, and knowledge to effectively remove stubborn stains without causing damage to your pavement. Large amounts of oil left for an extended period, can cause tremendous damage, and cause the binder in asphalt to become ineffective. This results in asphalt acting like sand. There is not much holding the gravel together and any vehicle will cause deep ruts in the pavement. We had a project we worked on in Aiea that had the right mix of hot Hawaiian days, frequent rain and poor drainage that caused a bad oil spill to undermine the asphalt binder. We had to cut a section of the pavement out and replace it with new asphalt. We only do this when the surrounding asphalt is relatively intact.

Conclusion:
Living in a hot tropical climate like Hawaii presents its own unique challenges when it comes to removing oil stains from asphalt. However, with the right solutions and preventive measures, property manager can successfully tackle these stains and maintain the beauty of their asphalt surfaces. Remember to act promptly, choose appropriate methods such as absorbent materials or commercial degreasers, and consider preventive measures like sealing coating your asphalt. If needed, professional cleaning services can provide expert assistance. By taking these steps, you can keep your asphalt looking clean and well-maintained in Hawaii. Call a professional like G P Maintenance Solutions to access your facility and give you the best recommendations on what options you have.

Authored by: Brad Tom

October 2020

Hawaii Army National Guard 298th Regiment Regional Training Institute Hawaii 2020

State of Hawaii, Department of Defense recognizes the importance of pavement maintenance efforts in maintaining its facilities. In October 2020, GP Maintenance Solutions was selected as the contractor for this project which included crack sealing, sealcoating, pavement markings and asphalt repairs for their facility in Kaneohe. The sealcoating involved 165,000 square feet of asphalt pavement, which also needed 4000 linear feet of crack sealing. The asphalt repair included tree root mitigation and removal of a tree undergrowth that was creeping up into the asphalt that would have eventually damaged the asphalt. There were also various asphalt repairs to address. Finally, to beautify and create safety for the parking lot users, the pavement markings were installed.

GPMS planned this project to ensure that the roads and parking lot were accessible to a fully-functioning training facility for windward users. Systematic project management and coordination included strategic closure of lanes and the security gate and conducting work in sections. GPMS also had to ensure adherence to safety and environmental protocols at the facility during the height of the Convd-19 pandemic. We ensured all our workers and subcontractors strictly adhered to the safety protocols outlined by the CDC, GCA of Hawaii and State of Hawaii in regards to wearing PPE and sanitation procedures.

With close coordination with the project manager onsite, GPMS was able to complete the work in time to allow the parking lot to be utilized for a large-scale training event for the National Guard at the Kaneohe facility.

Visit us at the Hawaii Building Facilities & Property Management Expo at the Neal Blaisdell Center. The show is two days Wednesday and Thursday, March 11 & 12, 2020. We will be displaying the latest in asphalt preservatives and anti-corrosion coatings for your equipment. Stop by to say hello and chat. Free admission and you can view vendors showcasing the latest in property management equipment.

• To reduce risk of a personal or property injury
• To help manage the flow of traffic on a freshly sealcoated asphalt parking lot
• To meet all local, state, and federal laws
• To meet national American Disability Act (ADA) code compliance.
• To improve the aesthetics of your property

Pavement markings include stripes, shapes and symbols to indicate lane boundaries, guides for turning, crosswalk locations, and warnings of potential hazards. Pavement markings work in conjunction with road signs and traffic signals to give motorists a clear picture of the roadway’s characteristics. Because pavement markings are directly in the driver’s view of the road, they offer an effective means of communication.

When customers approach your facility, one of the first things whey will see is the parking lot. Customers willform an opinion of your business and how you treat clients based on the building’s exterior. Your clients want to do business with a company that looks clean, appears inviting, and cares about their safety. Restriping your parking lot annually or every 18 months is an economical way to spruce up your parking lot, enhance the safety of your customers, and comply with ADA requirements. Besides the benefits of improving your facility aesthetically, restriping your asphalt can also save you money by reducing accidents, maximizing parking, and making it easy for your client to access your business (which could in turn create more business for you!). Additionally, restriping helps keep fire lanes and handicap parking areas clearly visible.

Asphalt Stripe That Last

At GP Maintenance Solutions,we only use professional grade quality paint that is environmentally-friendly, and durable to create clear, crisp, long lasting pavement markings. Call us 808-682-6081 for a quote today!

Shirley Santa Maria
Division Manager
G P Maintenance Solutions

These five factors are of utmost importance and should to be considered with regards to asphalt sealant selection:

• Project Specifications
• Sealant Qualities
• Climate After Installation
• Pavement Conditions
• Installation Process

Each component will help to determine the best sealant for your needs. Be sure to work closely with your asphalt sealant provider to address each of these considerations with your sealant selection.

Applying Specs, Sealant Properties to Selection

Project specifications are the number one factor influencing sealant selection. When the project specs are received, the climate and pavement condition should have already been considered by the agency, etc. ASTM specifications are the most frequently used in crack sealing projects. Once the ASTM standard is chosen, a sealer should also meet these general specifications:

• Approvals/Acceptance – Certain sealant materials are approved by the individual agencies or states. There may be more suitable sealants for the project, however these may not be used until they have been accepted by the agency or state.
• Availability/Lead Times – The material’s manufacturing and shipping timelines (or delays), may influence sealant selection. This would be relevant in relation to project deadlines or timelines.
• Product Cost – At times a variety of sealants may meet the specification with a range of price difference. The project budget will influence which sealant is selected based upon cost
• Project Goals/Expectations – Is it a short-term solution? (i.e., hold a project together for the winter). Or long-term solution (max life expected from the sealant since it may not ever have the benefit of an overlay).

Sealant Qualities to Consider

Materials used as asphalt crack sealants are subjected to a variety of stresses and other effects including horizontal expansion and contraction of the pavement as temperatures change from summer to winter, vertical movements as traffic passes, exposure to water from rain and snow, aging from environmental effects, and abrasion from traffic and highway maintenance operations.

Therefore, the sealant you choose should have these qualities:

• Adhesion: the ability to adhere and remain adhered to the pavement throughout the range of temperatures, movements, traffic, and other effects encountered.
• High Temperature Stability: the ability to remain in place and resist flow, tracking or pick-up by vehicle tires at hot summer temperatures.
• Low Temperature Flexibility/Elongation: the ability to stretch or extend at low temperatures experienced without cracking or de-bonding.
• Elasticity: the ability to restrict entrance of incompressible materials into the crack.
• Viscosity/Application Consistency: the ability to be effectively and easily applied to the crack through the application equipment.
• Aging Resistance: the ability to resist degradation from long-term in-service weathering.
• Curing: the ability to set up and reach final in-place properties quickly to permit opening of the pavement to traffic
• Pot Life: the ability to maintain physical properties during the time it takes for installation.
• Compatibility with Asphalt Concrete: the ability to not form an oily exudate and remain adhered when in contact with asphalt concrete.

Most important, make sure you have an adept contractor to apply sealant with the right equipment who can provide support in the field. Smart planning along with these tips will ensure simple, effective crack sealing and great pavement performance for years to come. If you have questions or would like a site visit, please call G P Maintenance Solutions.

MicroGuard® has shown to be very effective in extending the life of HVAC/R equipment and save energy. With a single coating your HVAC/R unit will have a glass -like film that will provide corrosion protection and mitigate mold growth.

Case study: Buckeye Paper Mill - Florida

The Buckeye Paper Mill was concerned that their HVAC units were corroding quickly with the chemicals used during the paper production process. The humid year-round weather and the exhaust from the plant, was taking a toll on the equipment in the plant. The air conditioning equipment units were having to be replaced considerably sooner than was expected.

Why seal cracks in asphalt pavement?

For asphalt in areas with slow moving vehicle traffic and foot traffic such as but not limited to: parking lots, driveways, residential streets and walkways. Because of the increase in tires grinding on the asphalt, motor fluids dripping and other damage to the pavement, it is so important to seal cracks promptly and properly. As asphalt ages, it will oxidize and shrink causing random cracking throughout the pavement. Cracks in the asphalt allow moisture to seep below the pavement and leads to potholes and speeds up the deterioration of the pavement. Properly sealing cracks that appear can more than double the effective service life of the asphalt pavement.