Over time, weather and use inevitably cause deterioration to asphalt surfaces, leading to damages such as cracks and potholes. An annual asphalt maintenance plan is crucial to extending the life of your pavement - in fact, asphalt can last as much as 20-30 years if properly maintained. Here are some of the most common asphalt maintenance procedures (click to jump to a section and learn more about that asphalt maintenance approach):
The good news is that most asphalt maintenance measures are rather easy and affordable. If left to the elements, however, your asphalt may not achieve its full lifespan potential, requiring premature and far more costly repairs or replacement. In this article, we'll go over the best practices for maintaining asphalt so that you can ensure the longevity of your pavement.
Sealcoating Routinely
The oils in asphalt are a crucial element to the lifespan and health of any surface. They help retain much-needed moisture so that the asphalt can expand and contract with temperature changes rather than cracking from being dried out. Sealcoating helps maintain proper oil levels in the pavement. Typically, we recommend the first sealcoat about a month after the asphalt is initially paved and has had time to cure. After that initial sealcoat, we recommend seal coating every 2-5 years depending on how much deterioration you've seen in your pavement. - resource on sealcoating best practices
Crack Sealing & Filling
Cracks are one of the most common issues with asphalt - while easy to spot and fix, they can be a problem if left untreated. They're caused by water getting into the sub and base layers of the Asphalt, and when cracks are left untreated far more water gets into the pavement, leading to even deeper issues. For this reason, we recommend dealing with cracks on a rolling basis as you notice them appearing, and at the least once a year. Crack filling is a relatively affordable and easy maintenance solution that involves filling the surface cracks with hot rubber to seal the pavement back up and prevent additional moisture from getting into the sub-grade. - resource on crack filling best practices
Patching / Pothole Filling
If cracks aren't dealt with in a timely manner and the sub-grade has been exposed to too much weather, sections of your asphalt can collapse in, forming potholes. This requires more in-depth repair work than crack filling - it can really only be fixed with patching which involves removal of the existing asphalt so we can fix the sub-grade, then adding fresh asphalt back into the area. Patching asphalt in areas where potholes have appeared is crucial to preventing further damage, and we recommend doing so as soon as possible.
Resurfacing (Overlay)
Resurfacing (also known as asphalt overlay) is something of a last-ditch maintenance measure to use when you're seeing widespread signs of deterioration in your pavement and are trying to avoid a full removal and replacement. This process involves paving an entirely new layer of asphalt over the existing surface.
Remove and Replace
If the deterioration of your pavement is so severe that standard repairs simply won't do the trick - such as when the damage is widespread and goes deep into the sublayers beyond just the surface - the final option is typically to completely remove the existing pavement, repair the base layers and pour an entirely new asphalt surface. While remove and replace is the most involved and costly asphalt repair procedure, it essentially leaves you with an entirely new pavement that should last 20-30 years if properly maintained.
Conclusion
Once you've made the investment in a beautiful new asphalt surface, you want it to last as long as possible. Thankfully, with a solid annual asphalt maintenance plan that involves sealcoating every few years, routinely filling cracks as they appear, and staying on top of pothole areas with patching fixes, your asphalt can last for decades to come.
Ready to call in the pros for your asphalt maintenance needs in Denver, CO? High Quality Asphalt & Concrete are just a call or email away. Get in touch today for a free quote.