Asphalt Maintenance Tips for Business Owners

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Hammond Port Authority

March 5, 2023

Commercial Parking Lot Maintenance: Asphalt Crack Sealing

May 16, 2023

Maximizing the Lifespan of Your Asphalt: Expert Maintenance Tips and Techniques

Proper maintenance is essential to keep an asphalt surface in good condition and extend its lifespan. Here are some tips from Site Services for maintaining pavement:

Sealcoating: Keeping your paved lot in great condition

Asphalt surfaces can be subject to a lot of wear and tear from the elements, traffic, and other factors. To protect your investment and extend the lifespan of your asphalt surface, applying a sealcoat is essential. Sealcoating provides a protective layer that helps to prevent damage from the sun, water, oil, salt, and frost.

As your asphalt ages, it can become brittle, causing stones to come loose and cracks to form. Sealcoating helps to slow down this damage and strengthens the asphalt surface, reducing normal deterioration and extending the lifespan of your lot.

Sealcoating your new asphalt surface within a year to 18 months of paving can greatly extend its service life. However, it’s important to allow your new asphalt surface to cure for 90 days prior to applying sealer. Depending on the condition of the asphalt and the amount of traffic it receives, asphalt surfaces should be re-sealed every 2-3 years.

cracksealing commercial pavement, filling surface cracks

Cracksealing: Keep the water out of openings in your asphalt

Effective cracksealing is key to preventing water from entering the pavement and softening the stone/ground below. When water freezes, it can heave the pavement and cause more cracking. Over time, individual cracks can turn into shattered or alligatored areas, which can eventually become potholes. Filling surface cracks helps to prevent expounding damage and prolong the lifespan of your asphalt surface.

To maintain your asphalt surface and slow down the cracking process, it’s recommended to get on a cracksealing schedule. A professional asphalt maintenance company can work with you to add a schedule to your maintenance plan. In general, it’s recommended to seal cracks every other year, and new cracks may develop each winter in Indiana, requiring additional filling.

asphalt patching for potholes, shattered or alligatored pavement

Repair Potholes and “Alligatored” Sections

Potholes are a common problem on asphalt surfaces and can be caused by a variety of factors such as water damage and heavy traffic. When left unrepaired, potholes can lead to more significant damage to the surface of your pavement. That’s why it’s crucial to repair potholes as soon as they appear to prevent further damage.

In some cases, your asphalt surface may have areas that are severely cracked, known as “shattered” or “alligatored” areas. At this point, the asphalt has lost its structural integrity, and if the area is isolated, it’s recommended to cut it out and patch as it’s likely to lead to potholes. However, if the whole parking lot is in this condition, it may be time for milling and resurfacing.

pavement surface inspection for cracks and damage

General Inspection: Looking for New Surface Problems

Regularly inspecting your asphalt surface can help you identify any issues that need to be addressed. Look for signs of damage, such as cracks, potholes, and areas of fading or unevenness, and address these problems as soon as possible.

Site Services new paving and striping of business parking lot

Re-striping: Appearance

To maintain the quality appearance of your parking lot for high traffic retail businesses, Site Services recommends re-striping the pavement annually. Industrial and office areas can re-stripe every other year.

Properly maintaining your asphalt pavement can help protect your investment, increase your property’s value, and prolong the lifespan of your parking lot. The team at Site Services would be happy to help you assess any damage and recommend the best course of action to ensure your pavement remains safe and functional.