Asphalt Parking Lot Maintenance

     Economically speaking there are not many maintenance items on a property that have the financial detriment of deferred maintenance on an asphalt parking lot. While well built asphalt parking lots may last 15 -20 years, there are many maintenance items that if over looked may either downgrade the life span or cause more costly repairs throughout the life cycle.

     Asphalt is like the roof of a building, there is no real structural value from the roofing material itself. It is molded and shaped the same way the underlying structure is built. Conversely, asphalt’s strength derives from the aggregate base and or the sub-grade (soil) below . If either or both of those elements get wet through seepage within the cracks surface, the sub-grade under the asphalt pavement becomes soft and is subsequently susceptible to damage by the weight of vehicles driving over that area. This in-turn creates more cracks and soon enough there is a need to replace, rather than repair or maintain.

     Asphaltic Concrete most commonly referred to as Asphalt is made up of rocks, sand, and an asphaltic binder holding it all together. As asphalt ages, the asphaltic binder wears away due to UV rays, and road wear and oxidation begin to occur within the capillaries of the asphalt. This causes the aggregate and sand to separate causing two major issues. The first, an unsightly sandy surface and the other an unsightly appeal. This separation also leads to cracks and segregation of the aggregates. Once cracks begin to form there is no stopping the deterioration of the asphalt unless vital maintenance and repairs are performed.

     The two main components for maintaining an asphalt parking lot are crack sealing and seal coating, and many times both. Typically, cracks should be addressed yearly, while sealcoating is necessary every 3-5 years. 

According to the National Pavement Contractors Association “Cost savings will be a substantial 65% if the pavement is maintained regularly. Estimated savings for a 10,000 sq. yd. asphalt pavement are 127,000 over 15 years”. The old adage “protect your investment” could not be more relevant.

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