Comprehensive Guide to Asphalt Maintenance for Longevity and Safety
- Staff Desk
- Aug 14
- 5 min read
Learn the secret maintenance tips that will keep your asphalt pavement strong and in great condition for 30+ years.
It's no secret that all property owners with asphalt surfaces want to protect their investment and prevent expensive damage and repairs. From driveways and parking lots to highways and streets, asphalt maintenance is the key to longevity.
But here's the problem:
A lot of people wait until their asphalt is cracked and faded, or they have potholes and water damage before they do anything about it. And by then, it's too late. You need major repairs or even a complete replacement rather than regular maintenance.
In this ultimate asphalt maintenance guide, you'll learn…
● The cost of neglecting asphalt maintenance
● The top maintenance tips that really work
● How smart asphalt maintenance can save you thousands
● Signs your pavement needs emergency maintenance
The Cost of Neglecting Asphalt Maintenance
If you think you can save money by skipping routine asphalt maintenance, think again. Studies show that for every dollar spent on preventive maintenance, an estimated five dollars are saved in unexpected costs. Five times your investment return is something very few property owners can hope for.
But here's what most people don't realize…
The quality of your asphalt pavement will degrade by 10% in just the first 10 years without any preventive maintenance. After two decades of neglect, your pavement will have lost 45% of its original strength and stability. At that point, you'll need to replace your pavement rather than maintain it.
Asphalt replacement costs are outrageous. A typical asphalt resurfacing and replacement project will cost 10 times more than routine preventive maintenance. Sealcoating can run you $200-$500. Paving replacement can run you $15,000-$50,000.
The good news is that high-quality asphalt maintenance services will increase the longevity of your asphalt surface significantly. When you regularly take care of crack sealing, sealcoating, and proper drainage, you can add 10 to 15 years onto the life of your pavement. Some properties with well-maintained pavement even survive 30+ years before requiring replacement.
For many property owners with significant deterioration, professional asphalt resurfacing in Ann Arbor is an excellent solution that restores strength and structure to pavement at a fraction of the cost of replacement.
The Top Asphalt Maintenance Tips That Really Work
If you're ready to start protecting your asphalt pavement investment, here are some of the best tried-and-true tips for keeping your pavement strong and in excellent condition.
Crack Sealing: The First Line of Defense
Cracks are the archenemy of asphalt longevity. Even small cracks allow water to seep under your pavement and start degrading the underlying base. Once that foundation is damaged, your pavement problems grow exponentially.
The best part about crack sealing? It works.
Fixing small cracks is an inexpensive and straightforward process. However, when those small cracks turn into huge cracks and potholes, they become an expensive and complex problem to fix. Crack sealing a few cracks might only cost you $50-$200. However, paying to have your asphalt potholes fixed can cost $100-$400 per pothole.
The timing is everything. You want to seal those cracks as soon as you notice them, especially before winter hits. Water seeps into cracks during the winter, then freezes and expands, significantly increasing the structural problems in your pavement.
Sealcoating: The Best Protection for Your Pavement
Think of sealcoating as sunscreen for your asphalt. Sealcoating is the protective layer that will prevent:
● UV rays from drying out and weakening asphalt
● Water from penetrating your pavement
● Chemical spills from cars and trucks
● Everyday use and tear
Most asphalt experts recommend sealcoating every two to three years. However, you'll need to sealcoat more often in places with more traffic or harsher climates. The investment is small – sealcoating usually costs between $.08 and $.30 per square foot. However, it is an excellent way to protect your pavement.
Proper Drainage: The Most Overlooked Game Changer
Water and asphalt are not the best of friends. If water can't easily drain off your pavement, it can damage your foundation and create serious safety problems.
The best way to know you have drainage issues is to wait for a rainstorm and then go look at your pavement. If you see pools of water standing on the pavement the next day, then you have drainage issues. These drainage issues may require:
● Catch basins that are missing or in need of improvement
● The slope of your pavement needs to be adjusted
● You need better drainage around the edges of your property
Don't ignore drainage issues. They will only get worse and cost more to repair.
Smart Asphalt Maintenance Will Save You Thousands
If the maintenance tips above haven't already convinced you that you need to implement some changes to the way you care for your asphalt pavement, let's take a look at some of the numbers.
The results of one recent study show that preventive maintenance provides an amazing 545% return on investment. That's right. Every $1,000 that you spend on asphalt maintenance will save you $5,450 in the future.
Here's an example of just how cost-effective smart asphalt maintenance can be.
Let's say that you have a parking lot that is 5,000 square feet. Professional sealcoating on this asphalt surface will cost you about $1,500. You'll need to do this every three years. After 20 years, you will have spent $10,000 on sealcoating maintenance costs.
In 15 to 18 years, your parking lot will need to be replaced. If you haven't performed any asphalt maintenance, that will cost you $25,000-$40,000. With sealcoating and other preventative maintenance, that same parking lot will last 25-30 years before needing replacement.
The math is easy: $10,000 investment in maintenance will save $25,000+ in replacement costs.
The Signs Your Pavement Needs Emergency Maintenance
Do you know when the time is to call in the experts and address pavement maintenance? Here are some of the big red flags that it's time to get professional help.
Surface-Level Warning Signs
● Faded color: Fresh asphalt is deep black. Gray pavement indicates oxidation and brittleness
● Small cracks: Any crack wider than a quarter of an inch is a reason for concern
● Rough texture: Asphalt that was smooth and now feels rough is degrading
Structural Concerns
● Potholes: These are a major warning sign that something is wrong with your sub-base and it's time for professional help
● Rutting: Wheel ruts indicate that your pavement can no longer support the traffic it receives
● Alligator cracking: Spidery cracks indicate foundation failure
Drainage Issues
● Standing water: Puddles that take more than 24 hours to drain post-rainstorm
● Edge deterioration: Crumbling asphalt around the perimeter indicates water infiltration
● Vegetation growth: Weeds growing in cracks is a sure sign of water damage
The Truth About Warning Signs
The sooner you catch any of the warning signs listed above, the cheaper they will be to fix. A small crack that you can easily seal costs $50. Let that crack turn into a pothole, and you're looking at a $400+ repair.
Creating a Maintenance Schedule
Smart property owners are never surprised by a pavement problem because they have a maintenance schedule that they follow.
Annual Tasks
● Visual pavement inspection for cracks and other damage
● Drainage system cleaning and inspection
● Removing vegetation from pavement cracks and edges
Every 2-3 Years
● Professional sealcoating application
● Comprehensive pavement assessment
● Line striping (for parking lots)
As Needed
● Crack sealing as soon as issues are noticed
● Pothole repair within 30 days of discovery
● Drainage improvements when necessary
The secret to successful asphalt pavement maintenance? Consistency. Regular small investments will keep massive and expensive problems at bay.
Wrapping Up the Ultimate Asphalt Maintenance Guide
Asphalt maintenance isn't just about keeping your asphalt pavement looking good, it's about caring for one of the most significant investments in your property. With the right maintenance and professional services, your asphalt can last you decades.
Begin with a professional pavement condition assessment to know your pavement's status. Then, plan and commit to a regular asphalt maintenance schedule. Your wallet and asphalt pavement will thank you for years to come.
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