Crack sealing is one of the most essential and cost-effective ways to maintain your asphalt. It not only improves the appearance of your parking lot but also extends its service life by protecting it from water damage. But how often should you schedule crack sealing for your property? The answer depends on several factors. Let’s dive into what you need to consider and why crack sealing should be your top maintenance priority.
Factors That Affect How Often to Crack Seal
The frequency of crack sealing can vary significantly depending on the following factors:
1. Asphalt Composition
- Asphalt with a higher oil content or made with a Performance Grade mix is more resistant to cracking.
- Low-quality asphalt or asphalt with insufficient oil content may crack sooner, requiring more frequent attention.
2. Thickness of the Pavement
- Thicker layers of asphalt are generally more durable and crack-resistant, extending the time between necessary sealing.
3. Exposure to Sunlight
- UV rays are one of the biggest culprits of asphalt deterioration. If your parking lot gets a lot of direct sunlight, it will likely require more frequent sealing.
4. Base Stability
- A stable, well-prepared base will keep your asphalt in better condition over time. If the base shifts or erodes, cracks will appear more frequently.
5. Age of the Asphalt
- Newly installed asphalt may not require crack sealing for the first few years. However, as it ages and wears, sealing becomes increasingly necessary.
6. Sealcoating Schedule
- Regularly applying a high-quality sealcoat helps protect your asphalt from UV rays, water, and chemicals, reducing the frequency of crack sealing.
7. Effectiveness of Your Sealer
- Some sealers block UV rays better than others, and some even replenish oils in the asphalt. The quality of your sealer directly impacts how long your asphalt stays in good condition.
8. Crack Size
- The best way to determine whether it’s time for crack sealing is to inspect your asphalt. If you see cracks that are 1/4 inch or larger, it’s time to act.
General Guidelines for Crack Sealing
Most parking lots, especially during the middle portion of their life cycle, should have crack sealing done every 2–3 years. However, this can vary based on the factors mentioned above.
A proactive maintenance schedule is key. Don’t wait for cracks to become extensive or for water to infiltrate the base material. Regular crack sealing can prevent small issues from turning into costly repairs.
Why Crack Sealing is So Important
Crack sealing isn’t just a cosmetic improvement—it’s the single most important thing you can do to extend the service life of your asphalt. Here’s why:
- Prevents Water Damage: Water is the biggest threat to your asphalt. It can seep through cracks, saturating or eroding the base material, leading to structural instability and potholes.
- Cost-Effective Maintenance: Crack sealing is one of the most affordable asphalt maintenance services, yet its impact on extending the pavement’s life is unmatched.
- UV Protection: Sealing cracks prevents further damage caused by UV rays, which dry out the asphalt and lead to brittle, cracked surfaces.
- Long-Term Savings: A small investment in crack sealing today can save you from costly repairs or full resurfacing in the future.
If you’re on a tight budget and can only afford one type of asphalt maintenance, make it crack sealing. It’s a small price to pay for significantly extending the life of your parking lot.
How to Know When It’s Time to Crack Seal
The best way to determine if your parking lot needs crack sealing is to regularly inspect it for cracks. Look for:
- Cracks that are 1/4 inch wide or larger.
- Areas where cracks are starting to connect or spread.
- Signs of water pooling around cracks after rain.
If you notice any of these signs, it’s time to schedule a crack sealing service.
Why Choose Top Job Asphalt?
At Top Job Asphalt, we specialize in crack sealing and other essential maintenance services to keep your pavement in top condition. Here’s what sets us apart:
- Expert Evaluation: Our team can assess your parking lot’s condition and recommend the best maintenance schedule for your needs.
- High-Quality Materials: We use durable, high-performance sealants that provide superior protection against water and UV rays.
- Affordable Solutions: We understand the importance of staying on budget and offer cost-effective solutions tailored to your property.
- Proven Results: Our crack sealing services are designed to protect and extend the life of your asphalt, saving you money in the long run.
Final Thoughts
Crack sealing is not only one of the most affordable asphalt maintenance tasks—it’s also the most important. By preventing water damage and UV deterioration, it ensures your pavement remains stable, functional, and visually appealing for years to come.
If your parking lot has cracks 1/4 inch or larger, don’t delay. Schedule a crack sealing service with Top Job Asphalt today. Regular maintenance will save you time, money, and headaches in the future. Let us help you protect your investment and keep your parking lot looking its best.
Contact Top Job Asphalt today for a free consultation and let us take care of your asphalt maintenance needs!