Your asphalt driveway or parking lot is a significant investment—one that adds function, safety, and curb appeal to your property. But like anything exposed to the elements and daily use, asphalt doesn’t last forever. The good news? With proper care and a proactive maintenance plan, you can significantly extend the life of your asphalt surface and avoid costly repairs or full replacement down the road.
In this article, we’ll walk you through the most effective steps you can take to preserve your asphalt driveway or parking lot for as long as possible.
1. Sealcoat Regularly
Sealcoating is one of the most important things you can do to protect your asphalt surface. It involves applying a protective coating that shields the pavement from moisture, UV rays, oil, and other damaging substances. This thin layer helps prevent oxidation, which makes asphalt brittle and prone to cracking.
How Often Should You Sealcoat?
- Residential driveways: Every 2–3 years
- Commercial parking lots: Every 1–2 years, depending on traffic volume
Sealcoating not only extends the life of your asphalt but also restores its rich black appearance, enhancing curb appeal.
2. Fix Cracks Early
Cracks in your asphalt may seem like a minor issue, but they can quickly turn into major problems. Water can seep into even the smallest crack, leading to erosion beneath the surface and the formation of potholes or alligator cracking.
Best Practices:
- Inspect your driveway or lot regularly—at least once each season.
- Use crack filler or hire a professional to seal cracks as soon as they appear.
- Don’t delay repairs, especially before winter, when freeze-thaw cycles can make cracks much worse.
Catching small issues early is far cheaper than dealing with extensive structural damage later.
3. Keep It Clean and Free of Debris
Leaves, dirt, and debris may not seem harmful, but over time they can trap moisture and contribute to surface breakdown. Debris can also hide small cracks or leaks, allowing problems to develop unnoticed.
Tips for Keeping Asphalt Clean:
- Sweep your asphalt regularly, especially in the fall and spring.
- Rinse off dirt and spills using a garden hose or power washer.
- Remove oil, gas, or chemical spills promptly—they can soften and deteriorate asphalt.
For commercial lots, consider scheduling periodic power washing to keep surfaces clean and professional-looking.
4. Avoid Heavy Loads and Sharp Objects
While asphalt is durable, it’s not immune to damage from extremely heavy vehicles or sharp, pointed equipment.
Preventive Measures:
- Don’t park large trucks, trailers, or construction equipment on residential asphalt for extended periods.
- Use plywood or boards under kickstands, jack stands, and dumpsters to distribute weight and prevent punctures.
- If you operate a commercial lot, post weight limit signs to protect the surface from overloaded vehicles.
Limiting pressure from excessive weight can prevent premature sinking, cracking, and rutting.
5. Ensure Proper Drainage
Water is one of asphalt’s worst enemies. Poor drainage can lead to standing water, which seeps into the surface and weakens the foundation. Over time, this causes potholes, edge cracking, and surface collapse.
Drainage Best Practices:
- Make sure the surface has a proper slope to direct water away from the pavement.
- Keep gutters and drains clear of leaves and debris.
- Avoid allowing downspouts to empty directly onto asphalt—redirect them to grassy areas or drainage channels.
- Watch for areas where water pools after rain and address grading or drainage issues promptly.
A dry surface is a healthy surface—keep water away to prevent damage.
6. Control Vegetation Around the Edges
Grass, weeds, and tree roots can all be surprisingly destructive to asphalt. Vegetation growing through cracks widens them, while roots can lift and shift entire sections of pavement.
How to Manage It:
- Trim grass and pull weeds near the edges regularly.
- Apply a safe herbicide to problem areas (avoid harsh chemicals that can stain asphalt).
- Avoid planting large trees or shrubs too close to your driveway or lot.
If you see roots beginning to cause uplift or damage, it’s best to consult with a professional for root barrier solutions or structural repairs.
7. Re-Stripe and Maintain Line Markings
For commercial parking lots, keeping stripes and markings in good condition isn’t just about looks—it’s about safety and organization. Faded lines can lead to chaotic parking, increased accidents, and inefficient use of space.
Tips:
- Re-stripe your lot every 1–2 years, or whenever visibility begins to fade.
- Keep handicapped spots, directional arrows, and fire lane markings clearly visible and compliant with local regulations.
Regular striping also helps reveal surface wear, cracks, and issues that might otherwise go unnoticed.
8. Schedule Regular Professional Inspections
Even with careful DIY maintenance, having a professional inspect your asphalt every few years is a wise move. Asphalt contractors can spot early signs of structural issues that the untrained eye might miss.
A professional can also advise you on:
- When to sealcoat or resurface
- Whether patching or full replacement is needed
- Drainage and grading concerns
- Long-term maintenance planning
This proactive approach can help you plan your budget and avoid unexpected expenses.
9. Resurface When Necessary
Over time, asphalt will naturally degrade. While maintenance can slow this process, eventually the surface will become too worn or damaged for simple repairs. That’s when resurfacing—adding a new layer of asphalt over the existing surface—becomes the best option.
Resurfacing:
- Adds years of life to your pavement
- Costs significantly less than full replacement
- Addresses widespread cracking or surface wear
If your asphalt has multiple cracks, patches, and faded areas, resurfacing can provide a fresh, strong, and smooth surface at a fraction of the cost of starting from scratch.
Final Thoughts
Asphalt is a tough and reliable material, but it needs regular care to live up to its full potential. By taking a proactive approach—sealcoating, fixing cracks, cleaning debris, and managing drainage—you can extend the life of your driveway or parking lot by 10 years or more.
At D&H Asphalt, we specialize in helping homeowners and businesses get the most out of their asphalt surfaces. Whether you need routine maintenance, repairs, or a full resurfacing, our experienced team is here to help.
Ready to protect your investment?
Contact D&H Asphalt today for a free assessment and maintenance plan tailored to your property.
