Full-Service Asphalt Work

A properly installed driveway starts well below the surface. We excavate to the appropriate depth for your soil conditions, compact a crushed aggregate base, and pave with hot-mix asphalt sized for residential or light commercial loading.

Michigan's freeze-thaw cycles are hard on improperly built driveways. We overspec the base where the soil is soft and make sure drainage slopes are correct before the first load of asphalt hits the ground. A driveway that holds up is one that was built to drain, not one that pools water every spring.

Typical residential driveways take one to two days depending on size. We handle everything from tear-out of the old surface to final cleanup. Your driveway is ready for light use within 24 hours, full use within 72.

Commercial parking lots take a different level of engineering than residential driveways. We spec base depth and asphalt thickness based on anticipated traffic loads — a retail lot has different requirements than a warehouse or distribution center.

Drainage is the most overlooked part of parking lot construction. A lot that drains poorly will fail faster than one with a thin base. We design slope and catch basin placement before any paving begins, and we coordinate with civil engineers on projects that require it.

Large lots are phased to minimize business disruption. We work nights or weekends when tenant operations require it. We pull all required permits and coordinate inspections.

Asphalt repair is not complicated, but it is commonly done wrong. Filling a pothole with cold patch and calling it done solves nothing — the underlying cause of the failure is still there. We cut out the damaged area back to solid pavement, address base issues if present, and fill with hot-mix asphalt.

For alligator cracking (the interconnected network of cracks that looks like reptile skin), the cause is base failure or asphalt fatigue. Surface repairs won't hold. We diagnose the cause and recommend either full-depth reclamation or an engineered overlay depending on the extent and the age of the surrounding pavement.

Sealcoating is the single most cost-effective thing you can do to protect an asphalt surface. A properly maintained lot that gets sealed every 3-5 years will last 25-30 years. One that gets ignored will be in full replacement territory at 12-15 years.

We use commercial-grade asphalt emulsion sealer applied by spray equipment — not by hand broom. Spray application gives even coverage and correct film thickness. We clean the surface, crack-fill before sealing, and apply two coats on most commercial lots.

The lot must be dry for 24-48 hours after sealing before reopening to traffic. We coordinate timing with property managers to minimize impact on operations.

Faded lines are a liability issue, not just a cosmetic one. Unclear parking lot layouts create accidents and can expose property owners to claims. We restipe lots to current ADA standards and MUTCD specifications using traffic-grade paint.

We handle new layouts from scratch (parking space design, fire lane placement, accessible space sizing and signage), re-striping over existing patterns, and custom markings (loading zones, reserved spaces, crosswalks, directional arrows, no-parking zones).

Speed humps, speed tables, and wheel stops serve specific functions in parking lot safety. We install asphalt speed humps built to APWA standards, rubber speed bumps for lower-speed applications, and precast concrete wheel stops for stall end protection.

Proper installation matters. Speed humps not anchored correctly shift and become a liability. Wheel stops placed incorrectly create trip hazards. We anchor everything to specification and paint all traffic control features with retroreflective marking paint.

A parking lot is an asset. Like any asset, it lasts longer and costs less when maintained on a schedule rather than reacted to in crisis. We offer annual maintenance agreements that include scheduled inspection, crack sealing, sealcoating, and restriping on a calendar that makes sense for your surface condition.

Property managers with multiple locations get consolidated scheduling and invoicing. We handle the tracking — when your lot is due for sealing, we contact you with a proposal rather than waiting for you to notice the cracks.

Milling removes the top layer of existing asphalt, typically 1-3 inches, without disturbing the base. It's the right approach when the base is still solid but the surface is deteriorated — more cost-effective than full-depth removal and faster to execute.

Millings are recyclable. Reclaimed asphalt pavement (RAP) is loaded and hauled for reuse in new mix or as aggregate. We coordinate with our asphalt supplier for material disposal and can often credit the RAP value against project costs on large milling jobs.

After milling, the textured surface is ready for overlay paving. On large commercial lots, milling allows resurfacing to original grade without raising elevation at building entrances, curbs, or drain structures.