If you’re a property owner, you know that asphalt can look great on driveways, parking lots, or pathways. But like any investment, it requires regular care. Neglecting maintenance can lead to cracks, potholes, and a surface that deteriorates faster than it should. In this post, we’ll guide you through the basics of asphalt maintenance, from understanding the types of damage to learning the best ways to fix and prevent common issues. By the end, you’ll have the knowledge to keep your asphalt surfaces in peak condition.
Why Asphalt Maintenance is Important
Over time, asphalt weakens and becomes more susceptible to damage. Small cracks that may seem harmless at first glance can wreck your asphalt surface if left unattended and require costly repairs. Monitoring the condition of the asphalt can save property owners and facility managers from the headache of severe damage. Here are some of the key benefits that regular asphalt maintenance provides:
- Extends Lifespan: Regular maintenance can significantly stretch the lifespan of your asphalt. A well-maintained surface can last 15 to 20 years, while neglected asphalt may only survive for a decade or less. Simple tasks such as sealing cracks and applying a sealcoat can delay the need for major repairs or complete resurfacing.
- Enhances Safety: Cracks and potholes can create hazardous conditions for vehicles and pedestrians. These imperfections can lead to accidents and injuries. Asphalt maintenance contributes to a safer environment by reducing the risk of slips, trips, and falls.
- Improves Aesthetic Appeal: First impressions matter. A well-kept asphalt surface enhances the curb appeal of your property. This is especially important for commercial properties, where a clean and cared-for exterior can sway customer perceptions and generate more business.
- Cost-Effective: Preventive maintenance is usually more cost-effective than reactive repairs. Small issues like cracks and minor surface wear are inexpensive to address when caught early. However, neglecting these issues can lead to costly repairs like resurfacing or complete replacement. Addressing problems as soon as possible prevents them from getting worse.
- Environmentally friendly: Proper maintenance can minimize the owner’s environmental impact. For example, maintaining asphalt prevents debris from entering storm drains, which can contribute to pollution. Additionally, when asphalt surfaces are kept in good condition, the need for frequent repairs or replacements – often requiring heavy machinery and materials – is reduced.
Neglecting asphalt maintenance can lead to large problems for property owners. These include safety hazards, costly repairs, and negative environmental impacts. It is always better to be proactive instead of reactive when it comes to an asphalt surface.
The Common Types of Asphalt Damage
Asphalt surfaces are subject to various forms of damage over time. Recognizing these issues can help you take immediate and appropriate action.
Cracking
Cracks can form due to a variety of reasons, including weather changes, heavy traffic, and poor drainage. They can range from small hairline fractures to large, deep fissures. Forms of cracking include block cracking, transverse cracking, and longitudinal cracking. If water infiltrates these cracks, they can expand and cause more severe damage.
Potholes
Potholes can appear from neglected cracks. This serious form of damage occurs during freeze-thaw cycles, when water seeps into cracks, freezes, and expands, which causes sections of asphalt to break away. They pose hazards for both vehicles and pedestrians.
Raveling
This occurs when the aggregate within the asphalt mix begins to loosen, leading to a rough surface. It can be caused by poor installation, wear and tear, or lack of proper sealing.
Bleeding
Asphalt bleeding happens when the pavement becomes too soft, causing the asphalt binder to rise to the surface. This can create a shiny, sticky surface that attracts dirt and debris.
Alligator Cracking
Alligator cracking, also known as fatigue cracking, gets its name from the pattern of cracking, which which looks like the skin of an alligator. These cracks form due to overstressed pavement. It typically indicates that the surface has structural issues and requires repair.
Asphalt, like any other surface, will not stay perfect forever. Knowing what types of damage can happen to asphalt and how to identify them is important for proper maintenance.
How Can Asphalt Maintenance Prevent These Types of Damage
Here is how regular maintenance can prevent these common types of damage:
Regular Inspections: Conducting regular inspections can help catch issues before they escalate. Look for signs of cracking, raveling, or any surface irregularities. Early detection allows for prompt repairs, minimizing damage.
Crack Sealing: Filling cracks as soon as they appear is vital. Crack sealing prevents water from entering the cracks, which can further damage the asphalt surface during freeze-thaw cycles. Use high-quality sealants that are flexible and can expand and contract with temperature changes.
Sealcoating: Applying a seal coat every two to three years protects the asphalt from UV rays, moisture, and chemicals. This layer acts as a barrier that helps prevent raveling and bleeding, extending the life of your asphalt.
Proper Drainage: Make sure that your asphalt surfaces have adequate drainage systems to prevent water pooling. Regularly check and clear drains, ditches, and gutters to promote proper water flow away from the pavement.
Timely Repairs: Addressing potholes and alligator cracking as soon as you notice them can prevent larger areas of the asphalt from becoming compromised. For example, potholes grow bigger as time goes on and repair costs become increasingly expensive. When you discover a pothole or alligator cracks, you can repair them using patching materials that are appropriate for the size and depth of the damage.
One of the easiest ways to keep your asphalt fresh is to partner with a reliable asphalt maintenance company. They can help you create a customized asphalt maintenance plan that includes regular inspections, repairs, and sealcoating. Additionally, they have the right equipment and expertise to efficiently repair any damage to your asphalt surfaces.
A Step By Step Guide to Asphalt Maintenance
For beginners, knowing where to start with asphalt maintenance can be overwhelming. Here’s a simple guide to help you through the process:
Step 1: Inspect Your Asphalt Regularly
Set a schedule to inspect your asphalt surfaces at least twice a year. Make sure to look for cracks, potholes, raveling, or any other signs of wear. It’s a good idea to monitor the temperature of your asphalt as well.
Step 2: Check the Drainage
As mentioned earlier, poor drainage can cause water to pool on your pavement, leading to damage. Regularly check and clear any drainage systems in place.
Step 3: Clean the Surface
Before making any repairs, clean the surface of your asphalt. Use a broom or a pressure washer to remove debris, leaves, dirt, and oil spills. A clean surface helps sealant adhere.
Step 4: Fill Cracks and Potholes
Use an appropriate filler for cracks. For small cracks, a crack filler will suffice, while larger cracks and potholes may require patching materials. Follow the manufacturer’s instructions for application.
Step 5: Seal Coating
Once repairs are made, apply a seal coat. Make sure to choose a day with no rain in the forecast, and follow the product’s application guidelines. Seal coating should be applied in temperatures between 50-80°F.
Step 6: Monitor and Maintain
After your maintenance work is complete, keep an eye on your asphalt surface for any new cracks or concerns. By staying on top of your pavement’s condition, you’ll be able to make hasty and cost-effective repairs.
By following these six steps, property owners can keep their asphalt surfaces in good condition and prevent larger, more costly repairs. Regular maintenance will extend the life of your pavement and make it a safe surface for all who use it.
Superior Asphalt Can Maintain Your Asphalt for You
Maintaining your asphalt doesn’t have to be overwhelming. By staying on top of regular care, such as sealing cracks and applying seal coating, you can keep it looking brand new. If you’re unsure where to start or need expert help with your asphalt maintenance, don’t hesitate to reach out to us. We offer top-of-the-line asphalt maintenance and repair services for Utah residents. Contact us today for a property-specific quote!
