How Do I Maintain A Blacktop Surface?

Blacktop surfaces, also termed asphalt pavement, can last for 10 years or more with expert maintenance. Some of the maintenance services a reputable paving contractor can provide property owners with a blacktop surface include:

- Asphalt sealcoating
- Asphalt crack repair and sealing
- Asphalt pothole repairs
- Asphalt overlaying and other surface courses

Beyond professional maintenance, there are some things property owners can do to maintain a blacktop surface. For example, property owners can:

- Ensure the pavement is properly swept and kept clean
- Inspect the pavement after bad weather or heavy use
- Monitor vegetation growth around the asphalt

If property owners follow these basic maintenance routines, in addition to professional asphalt maintenance, they can extract maximum value from their asphalt paving.

Why is it Important to Maintain a Blacktop Surface?

It is easy to forget about your pavement as it is always just there, and it does not seem to change much. However, sun, rain and traffic are constantly attacking your blacktop surface and testing its durability. This is why it is important for property owners to mitigate any damage with quality asphalt maintenance:

- Minor issues can quickly become major issues – Minor, surface-deep flaws are inevitable with all kinds of pavement, including blacktop. You cannot avoid every crack and pothole, but you can respond to them right away, and it is important to do so because every flaw is a potential weak spot in your asphalt. Water and incompressible materials like dirt will intrude into these weak spots and cause additional damage and wear to the pavement, accelerating the aging process.
- It is less expensive to maintain than replace – It is easier and less expensive to keep pavement in excellent condition, compared to letting it deteriorate and investing in more extensive repairs or replacement. Several state-level departments of transportation have crunched the numbers, and the data shows that property owners will save money by investing in on-time asphalt maintenance.
- High quality blacktop is a curb appeal bonus – You may not associate asphalt with aesthetics, but well-maintained pavement looks cleaner, richer, smoother and more uniform than pavement that is aged and worn. Well maintained blacktop makes a strong, positive first impression. Apartment complexes, corporate campuses and shopping centers can benefit from better looking blacktop, and pavement maintenance delivers that aesthetic benefit.
- It is a matter of safety and liability – If there is a pedestrian or vehicle accident on your property, the condition of the asphalt may be a factor. If the pavement is in poor condition and it is found to be a contributing reason for the accident, you may be held liable for any damages.

The case for blacktop maintenance is easy to make. Property owners that prioritize asphalt maintenance will get more value from their pavement, and it will last much longer.

How Professional Pavement Contractors Perform Blacktop Surface Maintenance

Professional pavement contractors have expert solutions for every kind of blacktop issue they face. That includes the following asphalt maintenance solutions:

- Asphalt sealcoating – Asphalt sealcoating is recommended after installing the pavement and every 18-24 months thereafter. This is an inexpensive and quick process, but asphalt sealcoating also provides considerable durability benefits.
  Asphalt sealcoat is an emulsion, so it is applied as a fluid-based solution that quickly cures following application. The experts know how to apply asphalt sealcoat in layers that are the perfect thickness, so it will not cure too fast or too slow.
  Once it cures, asphalt sealcoat will act like a protective top layer, essentially “gluing” the surface aggregates together and improving the surface’s resistance to wear and impact. Asphalt sealcoat also protects against UV radiation and rain, so it is also effective at improving the blacktop’s durability.
- Asphalt crack repair and sealing – The professionals address asphalt cracks by filling them with a form of rubberized asphalt, which is deposited in each crack and quickly cured. Asphalt crack repairs are also quick to execute, and the pavement can typically be used like normal while the crack filler cures.
  
  The crack filler compound flexes like asphalt, so it will stretch and shrink with the surrounding pavement when exposed to thermal stresses.
- Asphalt pothole repair – Potholes are significant weaknesses in the pavement and may indicate deeper issues with your asphalt. For example, base instability can cause the pavement to subside and sink, taking the overlaying asphalt with it.
  During pothole repairs, your pavement crew will first remove any patches of failed pavement and stabilize the base. The exposed inner surfaces of the pavement are sprayed down with an adhesive tack coat and new hot mix asphalt is rolled into the patch and compacted to impart the necessary loadbearing strength.
- Asphalt overlaying – Eventually, your blacktop surface may end up with enough cracks, dings and other flaws that spot maintenance will not do the job. Instead, the entire surface may require an overlay.
  
  During an asphalt overlay, the blacktop’s top couple inches are milled down to expose the permanent pavement layer underneath. If there are any issues with the base, they are corrected during this stage. The asphalt milled off the blacktop can be recycled and processed into a new batch of hot mix by combining it with binders and additives. This new batch of asphalt is then used to repave the blacktop and restore its uniform appearance.
  Overlaying can extend your blacktop’s lifespan by 10 years or more, and as long as the pavement’s deeper layers are intact, it is a repeatable process.

Professional blacktop maintenance is essential, but there is more to maintenance than just what the professionals offer. Here are some details on what property owners can do to maintain their asphalt between rounds of professional maintenance:

- Blacktop sweeping – Sweeping the blacktop will ensure it stays free of any trash, dirt and other debris. By removing this material, it will not find its way into any blacktop cracks or potholes, which can accelerate wear. Many property owners work with a power sweeping company to schedule this form of maintenance.
- Regular inspections – It does not take long to inspect a piece of pavement, and it is worth doing so to spot any emerging problems early. It is especially important to walk the blacktop and check its condition following a bout of nasty weather or surge of heavy traffic as this is when the pavement is most stressed.
- Consistent landscaping – Excessive plant growth can intrude into the edges of your pavement, causing it to fail and crumble where it is poorly reinforced. The best way to prevent this is to keep the area around your blacktop well-manicured and free of weeds

Professional Maintenance Provides Essential Protection for Your Blacktop Surface

Maintaining a blacktop surface will extend its lifespan, smooth its texture, improve its appearance and reduce the total cost of ownership for your pavement. Many property owners partner with an experienced pavement contractor for their blacktop maintenance, as the professionals are committed to best practices. That means more effective maintenance that will extend your blacktop’s lifespan by many years. If your blacktop is showing signs of wear or distress, reach out to a reputable paving contractor to set up an inspection.