Whether you have a residential parking space or a commercial parking lot, asphalt maintenance and repair is absolutely necessary to maximize your pavement’s lifespan. Contrary to popular opinion, maintaining asphalt pavement is both cost-effective and time-efficient.
The cost of repaving damaged asphalt is increasing by the day, which means any dollar spent on maintaining your pavement is akin to saving money in the long run.
Why Pavement Maintenance Matters
Not only is newly paved asphalt eye-catching, but it is also more durable. However, all pavement begins to deteriorate from day one. Weather conditions from extreme heat in Texas to freezing temps in the midwest, as well as traffic, water penetration, and daily wear and tear damage your parking lot over time.
Without proper maintenance, surface degradation will happen faster. Your pavement may last 15 to 20 years without any maintenance, but it will be full of large cracks and potholes, especially in the later years.
However, proper maintenance and timely repairs will rid you of visible signs of damage and help you avoid potential hazards and liabilities while adding an additional 5 to 10 years to the pavement.
3 Practical Approaches to Affordable Asphalt Care
Here are three of the best ways to maintain (and repair) your asphalt on a budget.
1. Sealcoating
During the initial years, asphalt pavement can survive general degradation without requiring significant repair work.
However, as the asphalt gets older, it requires protection from water, oil, chemicals, weather conditions, and tire damage. Sealcoating provides that protective layer and also restores the shiny, dark appearance of new asphalt.
Sealcoating should be applied every 2 to 4 years, more frequently in high-traffic or harsh-weather areas. Doing so will prolong the life of your asphalt parking lot and can save you $3 to $6 per square foot compared to repaving.
2. Cracksealing
Cracks can occur on asphalt pavement surfaces due to various factors, such as weather, erosion, thermal stresses, and aging. These cracks allow water and moisture to penetrate into the sub-base layers and can cause severe damage over time.
This can be prevented by cracksealing, a cost-effective routine maintenance procedure where cracks are filled with specialized sealants. Once cracks are filled and sealed, they become airtight and protected from water intrusion and oxidation.
If left untreated, cracks can expand and worsen due to moisture and oxidation, eventually forming potholes or requiring more extensive patching.
3. Infrared Patching
Finally, we have infrared patching, an efficient and cost-effective method for repairing cracks, potholes, and surface-level damage on asphalt. This technique is especially popular due to its quick turnaround, often taking half the time of traditional paving methods, which helps minimize disruption for property owners and managers.
Infrared patching works by heating the existing asphalt surface to a workable temperature using infrared rays. Once the area is softened, new asphalt (not cement) is added and blended with the heated material. The mixture is then raked, leveled, and compacted.
This process creates a thermal bond between the old and new asphalt, resulting in a seamless, durable repair. Because it reuses the existing asphalt, infrared patching is also considered a more environmentally friendly option compared to full-depth replacement.
How to Find Affordable, Reliable Asphalt Maintenance
Investing in regular asphalt maintenance for your commercial property, such as crack sealing, patching, and resurfacing, is, without a doubt, more cost-effective than full repaving. The proactive maintenance approach not only saves money but also minimizes disruption, improves safety, and enhances the overall appearance of the surface.
It's worth partnering with a trusted paving professional to ensure your pavement project is done right. Whether you're in the MN, WI, or TX area, or you represent a business with a nationwide footprint, Doctor Asphalt can keep your asphalt in top shape. If you want to learn more about sealcoating and infrared patching or explore your options, reach out to our team today.
Doctor Asphalt delivers high-quality asphalt paving and maintenance solutions designed for the unique demands of the local climate. With a strong reputation for reliability and expertise, we provide premium services that enhance the safety and longevity of commercial and residential properties. Serving Wisconsin, Minnesota, and Texas, with nationwide capabilities for multi-property clients, we ensure durable, professional results that keep your pavement in top condition.
