7 Maintenance Tips for Preserving Freshly Resurfaced Asphalt

Have you recently resurfaced your asphalt driveway or commercial parking lot? Keep it looking and functioning like new with these essential maintenance tips that help preserve its quality and extend its lifespan.

Understanding Asphalt Resurfacing Maintenance

Maintaining your freshly resurfaced asphalt is crucial for maximizing its lifespan and maintaining its pristine appearance. Whether you’re dealing with a residential driveway or a commercial parking lot, the right care can significantly extend the durability and functionality of your asphalt surface.

Proper maintenance enhances the visual appeal and reinforces the asphalt’s structure, protecting it from environmental and physical damage. From regular cleaning to addressing minor damages promptly, a well-maintained asphalt surface can resist common issues like cracking, warping, and water damage, which are costly to repair if allowed to progress. Understanding these benefits is the first step toward ensuring that your investment in resurfacing yields long-term results, keeping your asphalt strong and intact for years to come.

Tip #1: Establish the First Line of Defense With Regular Cleaning

One of the simplest yet most effective ways to maintain your freshly resurfaced asphalt is regular cleaning. Debris, like leaves, dirt, and garbage, can detract from the appearance of your pavement and also cause damage over time. Materials left on the surface can trap moisture against the asphalt, leading to premature deterioration and weakening of the surface through processes like oxidation and water penetration.

How and When to Clean Your Asphalt Surfaces:

How to Clean: For general cleaning, a stiff-bristled broom or leaf blower should suffice. For more stubborn stains from oil or chemicals, use a detergent designed for asphalt care combined with a gentle scrubbing using a brush. Avoid using wire brushes or harsh chemicals that can damage the asphalt. After cleaning, inspect the surface for any signs of damage, such as small cracks or divots. Early detection and treatment of these minor issues can prevent more significant problems down the road.

When to Clean: Aim to sweep your driveway or parking lot at least once a week to remove debris. During autumn, you may need to increase this frequency to deal with fallen leaves, which can become slippery and hazardous when wet.

Regular cleaning not only maintains the aesthetic appeal of your asphalt but also extends its life by preventing the build-up of materials that can cause structural damage. This routine care is a simple yet critical aspect of asphalt maintenance that every property owner should adopt.

Tip #2: Prevent Water Damage With Prompt Crack Sealing

Cracks in asphalt surfaces are more than just an aesthetic issue; they can lead to serious structural problems if not addressed quickly. Water entering through cracks can undermine the base of the pavement, leading to further cracking, potholes, and even subsidence. Sealing these cracks promptly is essential to maintaining the integrity of your freshly resurfaced asphalt.

How to Identify and Seal Cracks Effectively

• Start With Identification: Regularly inspect your asphalt for any new cracks, especially after changes in weather, such as freeze-thaw cycles in winter or intense heat in summer. Early detection is key to preventing minor cracks from becoming major issues.
• Begin the Sealing Process: For effective crack sealing, the crack must first be cleaned thoroughly to remove any debris or vegetation. Use a weed killer if necessary to prevent future growth. Once cleaned, apply a quality crack filler designed for asphalt. For best results, choose a flexible, rubberized sealant that can expand and contract with the weather, ensuring a long-lasting repair.
• Consider Timing: The best time to seal cracks is during dry, warm weather. This allows the sealant to cure properly and adhere strongly to the existing asphalt, providing an effective barrier against water infiltration.

Prompt and proper crack sealing prevents water damage and extends the life of your asphalt by maintaining its structural integrity. This maintenance task is particularly crucial in climates with severe weather changes, as the expanding and contracting of the pavement can quickly turn small cracks into large gaps.

Tip #3: Shield Your Asphalt With Sealcoating

Sealcoating is a preventive maintenance measure that involves applying a protective layer over the asphalt surface to shield it from damaging factors such as UV rays, rain, and chemicals. This coating extends the lifespan of the asphalt and enhances its appearance, giving it a fresh, new look.

The Benefits of Sealcoating

• Protection Against Elements: Sealcoating acts as a barrier against moisture, UV rays, and harmful substances like oil and gasoline spills. By blocking these elements, the sealcoat prevents the oxidation and erosion of the asphalt binder—the glue holding the pavement together—thus extending its service life.
• Aesthetic Improvement: Regular sealcoating restores the rich, black appearance of asphalt, improving the overall look of your property. This can be especially important for commercial properties where curb appeal can influence customer perceptions.
• Cost-Effective Maintenance: While sealcoating requires an upfront investment, it saves money in the long run by reducing the need for more extensive repairs like filling cracks and patching potholes. It helps maintain the asphalt’s integrity, minimizing the frequency and cost of future maintenance.

Breaking Down the Recommended Frequency for Sealcoating:

Sealcoating should typically be done every 2 to 3 years, depending on the traffic and weather conditions the asphalt is subjected to. However, it’s important to consult a professional to assess your situation and determine the appropriate frequency for your property.

Applying a sealcoat is a straightforward process that involves cleaning the surface thoroughly, repairing any major damage like large cracks or potholes, and then applying the sealcoat evenly across the surface. The process preserves the asphalt and maintains its functionality and appearance, making it a crucial part of asphalt maintenance.

Tip #4: Take Preventative Measures Against Spills

Oil, gasoline, and other chemical spills can significantly damage asphalt pavement. These substances can soften and break down the asphalt binder, leading to surface deterioration and the need for costly repairs. Implementing preventative measures and knowing how to handle spills promptly can protect your freshly resurfaced asphalt from such damage.

How to Manage and Clean Spills on Asphalt

• Take Immediate Action: As soon as a spill occurs, it’s crucial to act quickly. For small spills, use absorbent materials like cat litter, sand, or commercial adsorbents to soak up the liquid. Sweep up the absorbent material and dispose of it properly according to local regulations.
• Use Proper Cleaning Techniques: For larger spills or stains that have set in, you may need a stronger cleaning solution. Use a detergent specifically designed for asphalt or a degreaser for tougher stains. Apply the cleaner, scrub gently with a stiff brush, and rinse the area thoroughly with water. Avoid using harsh chemicals or excessive water pressure, which can damage the asphalt.
• Apply Preventative Coatings: Consider applying a protective sealant to help resist oil and chemicals stains. These sealants create a barrier on the surface of the asphalt, making it easier to clean up spills before they can cause damage.

Handling spills efficiently keeps your asphalt looking clean and extends its lifespan by preventing chemical damage. Regular inspections for signs of spills and quick responses are key to maintaining the integrity of your resurfaced asphalt.

Tip #5: Adapt to Weather Changes With Seasonal Maintenance

Proper seasonal maintenance is essential for extending the life of your freshly resurfaced asphalt and ensuring it performs optimally throughout the year. Each season presents unique challenges that can affect asphalt in different ways, making it crucial to adapt your maintenance strategies accordingly.

Season-Specific Maintenance Tips

Let’s take a look at the different seasons and maintenance tips for each one:

Spring Maintenance Tips

As the snow melts and rainfall increases, check for and address any drainage issues. Standing water can quickly degrade asphalt by seeping into cracks and expanding as temperatures fluctuate. Ensure that all drainage systems are clear and functioning properly.

Summer Maintenance Tips

The intense heat and UV rays during summer can cause asphalt to soften and become more pliable, which might lead to deformations under heavy use. Apply a UV-protectant sealcoat if needed, and ensure the surface is kept clean of debris and chemicals that could further degrade the material.

Fall Maintenance Tips

Falling leaves and debris can accumulate on the asphalt surface, trapping moisture and leading to surface damage. Regular cleaning is crucial during this season to prevent organic material from decomposing on the asphalt, which can weaken it.

Winter Maintenance Tips

Before the cold sets in, fill any cracks to prevent water from entering and freezing, as the expansion of frozen water can cause significant cracking and potholes. Consider applying a fresh sealcoat before the winter if the existing coating is worn out, to help protect the asphalt from salt and chemical deicers.

Adapting your maintenance routine to address the specific challenges of each season helps preserve your asphalt and prevents premature deterioration, saving you money on future repairs.

Tip #6: Ensure Proper Drainage

Effective drainage is crucial for maintaining the health and longevity of your freshly resurfaced asphalt. Water is one of the biggest enemies of asphalt pavement, as it can penetrate the surface, weaken the base, and lead to issues like potholes, cracking, and other structural damages. Proper drainage ensures that water is quickly and efficiently removed from the surface, preventing these problems.

Tips for Checking and Improving Drainage Around Your Asphalt Surfaces:

• Inspect Drainage Systems Regularly: Make it a routine to check the condition of your drainage systems, especially after heavy rainfalls or snow. Look for signs of pooling water or channels cut into the asphalt, both of which indicate inadequate drainage.
• Clean Drainage Features: Keep all gutters, drains, and grates free of debris such as leaves, twigs, and dirt. Clogged drainage features cannot effectively carry water away from your asphalt surfaces.
• Consult Professionals: If you notice persistent water issues, it may be necessary to consult with a professional to redesign or enhance your existing drainage system. This might include installing additional drains, adjusting the slope of the surface, or other modifications to improve water flow.

By maintaining an effective drainage system, you protect your asphalt from one of the most common causes of premature wear and tear, ensuring it remains durable and intact for years to come.

Tip #7: Catch Issues Early With Regular Inspections

Regular inspections are a cornerstone of effective asphalt maintenance, allowing you to identify potential problems before they become serious and costly. By routinely checking the condition of your asphalt, you can take proactive steps to address minor issues like small cracks, early signs of wear, or drainage problems, maintaining the integrity and appearance of your pavement.

How to Conduct Effective Asphalt Inspections

• Frequency: Schedule inspections at least twice a year, ideally during spring and fall. This timing allows you to assess the impact of extreme weather conditions and address any resulting damage.
• What to Look For: During inspections, check for cracks, potholes, signs of wear like fading or brittleness, and any drainage issues. Also, assess the condition of the sealcoating and determine whether it needs reapplication.
• Documentation: Keep a record of all inspections, including photos and notes on the condition of the asphalt. This documentation can help you monitor changes over time and make informed decisions about maintenance needs.
• Professional Assessments: While regular self-inspections are important, having your asphalt assessed by professionals periodically can provide a more thorough analysis. Experts may detect issues that are not apparent to the untrained eye, ensuring that your maintenance efforts are comprehensive and effective.

By incorporating regular inspections into your maintenance routine, you ensure that your asphalt pavement remains in optimal condition, extending its lifespan and reducing the need for expensive repairs.

Schedule a Consultation with Phillips Paving Today

At Phillips Paving, we understand the importance of maintaining your asphalt to ensure it remains functional and aesthetically pleasing for years to come.

Whether you manage a commercial parking lot, oversee school parking facilities, or manage public roadways and need to conduct a road resurfacing process, Phillips Paving has the expertise and resources to support you.

Contact Phillips Paving today to schedule a consultation and discover how our services can make a difference in preserving the quality and longevity of your pavement. Let us help you protect your investment and keep your asphalt looking its best.