Property managers have a lot on their plates, from overseeing budgets, coordinating maintenance, managing tenant needs, to keeping properties running smoothly. With so much to handle, one task that often gets pushed aside is parking lot maintenance.
It's outside and often out of mind, so unless you're stepping in a pothole yourself, you probably don't pay much attention to the growing cracks and fading lines. However, putting off maintenance may seem like a way to save a buck at the time, but it actually can lead to a bigger repair bill down the road.
There are certain times of year when asphalt pavement maintenance is essential, and the changing seasons of summer to autumn are one of those times. In this article, we'll highlight the importance of proper care during this more critical time of year and what steps you should take to avoid regrets.
Why Fall Is the Best Time for Asphalt Repairs
Mild Temperatures Mean Better Results
Spring and fall are at the top of the list for the best time of year to complete asphalt maintenance and repairs. But if you have existing damage during late summer or early fall, getting it taken care of before winter is of utmost importance, especially in the Midwest, like Minnesota and Wisconsin, where winters are harsh and snowfall can last for nearly half the year. The mild temperatures in the fall offer ideal conditions for essential asphalt repairs like patching, sealcoating, and crack filling.
Get Ahead of Freeze-Thaw Damage
Repairing asphalt in the fall also helps prevent damage from temperature fluctuations during the winter, which can lead to freezing and thawing. Extended freeze-thaw cycles can result in significant damage, such as cracking and potholes. However, applying a fresh seal to the pavement surface prevents water from entering cracks and reduces the risk of expansion damage throughout the winter.
How Freeze-Thaw Cycles Damage Asphalt
What Can Go Wrong If You Wait Until Spring
So what happens if you have some problem areas already in your commercial driveway or parking lot, and you put it off?
Minor Issues Turn into Major Repairs
If you wait until spring to address and correct issues in your asphalt, you'll most likely have bigger problems than you would have had a few months back, even if you were fortunate enough to experience a mild winter. Small cracks can become potholes or even base failures. Potholes become craters. Faded lines become indistinguishable, leading to safety concerns.
Spring Schedules Fill Up Fast
What happens next? You realize you can't put off these problems any longer, only to discover that the most reliable of commercial asphalt paving companies are already scheduling months out. Delaying repairs can mean longer wait times and even higher costs due to demand.
Top Benefits of Scheduling Asphalt Repairs in Fall
Protect Your Pavement Investment
Timely repairs extend the lifespan of your pavement by sealing out moisture and preventing winter damage. It's a small investment now that helps avoid major expenses later.
Improve Safety Before Snowfall
Fixing uneven surfaces, cracks, or potholes reduces trip hazards and protects vehicles; this is especially important before snow and ice make problems harder to spot.
Take Advantage of Better Availability
Fall often means more scheduling flexibility compared to the spring rush when everyone's trying to catch up on neglected maintenance.
Boost Curb Appeal Going Into Winter
Freshly sealed pavement and line striping improve the appearance of your property, showing tenants, customers, or stakeholders that you stay on top of maintenance.
Repairs to Prioritize Before Winter
Now that we've covered the benefits of and consequences of not addressing asphalt repairs in the fall, let's highlight what types of repairs should be prioritized before winter sets in.
- Crack sealing
- Pothole patching
- Sealcoating (if temps allow)
- Drainage adjustments
Get Your Free Assessment Before It's Too Late
Even if the issues on your commercial asphalt surfaces seem minor, it's best to get ahead of them before they cause bigger complications. At Doctor Asphalt, we are the top asphalt paving and pavement maintenance contractor in Wisconsin and Minnesota.
When property managers partner with us, they can rest assured that their pavement is in the best of hands. Reach out today to have us come out and perform a comprehensive site evaluation and provide you with a free estimate.
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.
