When is the Right Time to Repave an Asphalt Parking Lot?

When it comes to repairing the worn, old asphalt parking lots and driveway property managers, commercial real estate owners, and even single-family homeowners, there are many questions these people often ask themselves. When is the right time to have your asphalt parking lot or driveway repaired? Do we sealcoat or repair after making major repairs to the cracks in the asphalt driveway? Which is the most durable or cost-effective way of repairing these asphalt parking lots?

For many years now, this has been one of the most debated issues. Moreover, what people come to learn is that whatever decision or choice they make is best and lasts for a good amount of time. Moreover, there are dramatic effects that can complement each other in this case. This is the information pavement maintenance walkways are looking to ascertain in good condition. They also want to assist the clients who are not willing to take any choice out there.


One of the most important ways of protecting your asphalt parking lot or driveway as a major investment is seal coating. Sealers come in a wide range of emulsions that combine refined coal or the asphalt tar with coal. Whenever they are applied, the emulsion will harden as the water continues to evaporate. For this reason, the protected season will also work towards hardening. The surface will result in a black relationship that gives the family a new look as well as a curb feel in this entity. Industry experts also say that parking lots or driveways lacking a sealer will not last more than five years before they develop cracks.

After the asphalt overlay is installed, initial sealing should take place after 12 months. The reason for this is to allow the pavement to stay strong and cure properly. In this case, the oil must have escaped from the surface to allow a new installation to progress forward. Seasonal and daily cycles of cooling and heating make the pavement contract or expand. This is the reason why the pavement exceeds its contraction capability to start cracking. The crack will also expand as water sips into the cracks.


Repaving is one of the few decisions homeowners or property owners will make for their parking lots or driveways that are encompassed with deep cracks, severe deterioration, and numerous potholes as well as subsided depressions. There is a compacted layer with an asphalt overlay that is often a mix of the existing asphalt in the driveway or parking lot. Failure of a strong stone foundation along the driveway will be seen as a lagging pavement. For this area, you must dig out the asphalt to develop a new foundation that will result in a better solution. For this reason, you will place an overlay over the old surface. After laying the new foundation, you will leave the asphalt for one year before you set a new coating on the seal.

While the overlay can commence its deterioration after five to seven years if not well maintained, you can have it for about 25 years if you keep updating its features on a regular basis. Repairing an existing pavement is the first task to do in this terrain. The best thing about installing an overlay is that the pavement has a new layer that can begin to wear out evenly. You can also start the maintenance program after laying the overlay on the driveway or parking lot. Repaving is always expensive, when considering these indications, you can choose one that is less expensive.

What is better for customers?

The regularity and amount of repaving also differ from one climatic form to another. You will also need an overlay in the asphalt parking or driveway after 20 years. While you can choose to repair or repave your solution, one of the most important aspects of this indication is that the driveway and parking lots are meant to last forever. However, you always need to maintain them well for a brighter future, when it does not have a sealer, it will always require an overlay installation within the first nine years of its installation. A well-tailored maintenance program is the best thing property owners can develop to extend the lives of their parking lots or driveways.

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About the author: Wifred Murray

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