If you’re a property manager, maintaining your asphalt isn’t just about curb appeal—it’s also about long-term value, safety, and cost savings. Issues like potholes, drainage problems, and surface cracks don’t appear overnight. Instead, they build up slowly over time, especially when routine maintenance gets overlooked. The good news is, it’s never too late to start. And even better? We’ve got a simple, proven asphalt maintenance formula to help you stay ahead, and we’re sharing it with you.
This easy-to-follow formula will help you stay ahead of costly repairs and keep your surfaces in top shape year-round.
Step 1: Start With a Thorough Inspection
The best time to inspect your asphalt is during seasonal transitions—spring and fall are ideal. These times allow you to spot damage from the previous season and prepare for what’s ahead.
Start by walking the entire surface. Pay close attention and look for early warning signs of damage, such as:
Walk the entire surface and look for signs of damage:
- Cracks or splits
- Faded or worn-out areas
- Standing water or poor drainage
- Uneven surfaces or potholes
- Faded striping or unclear markings
Photos help track the condition over time and make it easier to plan repairs.
Step 2: Clean It Up
It might seem basic, but sweeping your lot regularly (at least once per year) helps prevent long-term damage. Debris like rocks, leaves, and dirt hold moisture and can cause deterioration over time. Oil stains should be cleaned quickly chemicals and fuel can soften asphalt and lead to breakdowns.
Tip: If you see weeds growing through cracks, it’s a sign those cracks need to be repaired. Left alone, they’ll widen and grow worse.
Step 3: Seal the Cracks Before They Grow
Any crack over ¼ inch wide should be sealed immediately. Water seeps into small openings and causes the base layer to weaken, especially during freeze-thaw cycles. A small crack today can become a pothole tomorrow.
We recommend inspecting for crack repair needs annually, or more often if your lot gets heavy use.
Step 4: Rejuvenate Every 3–5 Years
Rejuvenation treatments like RejuvaShield can extend the life of your asphalt significantly. They work by restoring the chemical balance of aging pavement, improving flexibility, and sealing out moisture and UV rays.
Think of rejuvenation as preventative care—it keeps your pavement performing longer and delays the need for expensive replacement.
Step 5: Stay Ahead of Drainage Issues
Standing water is a warning sign. If water sits on your asphalt after a storm, you could have drainage issues or structural settling. These spots are prone to faster damage and should be addressed quickly—either through regrading or targeted repairs.
Step 6: Keep Markings Clear and Compliant
Striping isn’t just for looks—it’s about safety and ADA compliance. Every couple of years, repaint lines, arrows, ADA symbols, and fire lanes to ensure clarity and proper traffic flow.
Step 7: Work With a Trusted Maintenance Partner
Having a reliable contractor you can call for regular inspections, emergency repairs, or a long-term maintenance plan is one of the best tools a property manager can have. Look for a team that communicates clearly, shows up on time, and gives honest recommendations.
At BlakRoc, we help property managers keep their asphalt healthy, attractive, and problem-free. Whether you need a one-time fix or a full maintenance plan, we’re happy to walk your lot and help you decide what’s best.
Need help with your asphalt maintenance formula? Call or text us at (208) 409-8007 or click below to contact us. We’ll make sure your pavement stays strong, safe, and good-looking without any guesswork.
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