The Value of Cracksealing

Rose Paving / February 13, 2018

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Updated on 12/23/2024

Cracked Pavement

Stop cracks in their tracks to stretch your maintenance dollar

Cracksealing extends the life of asphalt by preventing water from reaching the sub-base through surface cracks. This is a critical piece of preventative pavement maintenance, since water expands and contracts with the weather and can widen cracks at the surface and weaken the base of your lot. Protect your customers and employees from injury and preserve the structural integrity of your pavement by scheduling this vital service now before the weather really heats up.

How do I know when it’s time to crackseal my asphalt?

Check your parking lot for cracks ranging from ¼ inch to 1-inch wide. Cracksealing works best on cracks measuring 1/4-inch to 1-inch wide. The type of crack (reflective, block, edge, joint, slippage or fatigue) informs how the job should be approached. The best time to crackseal is before a significant temperature fluctuation, for example, before the weather heats up. For clients in more temperate regions, we recommend cracksealing before the rainy season to prevent moisture from entering and weakening the sub-base. Catching cracks early is important because they can spread or mutate into potholes if left untreated.

Who would benefit from cracksealing?

Cracksealing is a type of preventative maintenance that all parking lots should undergo, but there are several types of industries that are especially well-suited for this treatment. Property managers for industrial parking lots that see a lot of pavement stress should keep an eye out for slippage cracks and seal them as soon as they emerge to limit liability. Lots in rainy or snowy places should be sealed before temperature changes and rain, while cracks in hotel and retail parking lots should be addressed with cracksealing early to maintain a polished image and limit safety hazards and customer inconvenience.

How does cracksealing work?

First, the work area is cleared of sand and other debris to prevent it from entering the crack and exacerbating the damage. Our experienced crew heats the cracksealing material to above 375 degrees and injects it into the channel using a special wand. As an extra safeguard, Rose Paving adds an extra thicker and wider layer over the crack to serve as a “Band-Aid” and make the seal more even with the surrounding surface. Crackseal material includes rubberized asphalt, which allows for the asphalt to expand and contract as necessary without worsening the crack, protecting your pavement from future damage.

Cracksealing is the most cost-effective way to maintain your asphalt, which is costly to replace if small cracks are left untreated. If you’re interested in extending the life of your asphalt, download our guide to cracksealing or contact us for a free project estimate.

Understanding the True Value of Cracksealing

When it comes to maintaining your parking lot or commercial pavement, the temptation may be to wait until significant damage has occurred before taking action. Unfortunately, this approach can quickly lead to expensive repairs or even total asphalt replacement. The value of cracksealing lies in its ability to address minor imperfections before they escalate into larger, more costly issues. By making a relatively small investment today, you can stave off substantial rehabilitation costs down the road.

A single untreated crack can allow water to penetrate into the sub-base, leading to a domino effect of damage beneath the surface. Over time, this moisture accelerates deterioration, creating potholes, weakening the foundation, and even compromising safety. Cracksealing, on the other hand, forms a robust barrier that safeguards your asphalt from the elements. In terms of return on investment, few preventative maintenance measures rival the value of cracksealing. A relatively quick, straightforward process can add years to the lifespan of your pavement, effectively stretching your maintenance dollar and ensuring that your lot looks great season after season.

Why Timeliness Matters

You may wonder: why emphasize early intervention? The answer is simple—catching cracks in their infancy allows for a more controlled, cost-effective solution. As these fractures grow and deepen, the level of effort, material, and time required to fix them multiplies. Sealing cracks before intense seasonal changes is an especially prudent move. For instance, if you live in a region prone to freezing winters and scorching summers, the cycle of expanding and contracting water within cracks becomes more pronounced. By sealing them in advance, you’re proactively mitigating these fluctuations and maintaining the pavement’s integrity.

Enhancing Aesthetics and Property Value

Beyond structural integrity, the value of cracksealing also extends to the visual appeal and perceived value of your property. A well-maintained parking lot free of prominent cracks and patches not only improves curb appeal but also sends a message of professionalism and care. For commercial businesses, the first impression matters—customers arriving to a properly maintained lot are more likely to feel confident in the quality of your services or products. For property managers, a smooth, unblemished pavement can play a role in tenant satisfaction and long-term lease renewals.

Reducing Liability and Increasing Safety

From a safety standpoint, even a seemingly harmless crack can trip pedestrians or cause wheelchairs and carts to jolt unexpectedly. If left unchecked, these cracks can widen, resulting in potential liability issues for property owners. The proactive approach of cracksealing minimizes these risks, ensuring that your lot remains accessible and safe for everyone who uses it. Beyond avoiding lawsuits or injury-related claims, investing in cracksealing demonstrates a commitment to public well-being and can strengthen your company’s reputation as a responsible community member.

Sustainability and Environmental Benefits

In today’s environmentally conscious world, the value of cracksealing goes beyond cost savings and structural longevity. By preventing moisture intrusion and the subsequent breakdown of asphalt, you reduce the need for large-scale repairs or full-scale repaving projects. This translates into fewer raw materials consumed over time and less energy expended to overhaul extensive pavement damage. Additionally, the sealing materials themselves have evolved to become more eco-friendly, with many contractors incorporating rubberized asphalt and other sustainable compounds. This approach helps minimize environmental impact while still delivering top-tier performance and durability.

Maximizing the Lifespan of Your Investment

Asphalt pavement is a substantial investment for any property owner, so it’s essential to protect it. Cracksealing can be viewed as an insurance policy for your parking lot—one that pays dividends in longevity, safety, and aesthetics. By extending the life of your asphalt surface, you’re effectively reducing your long-term maintenance expenses and preserving funds for other areas of your property or business operations.

Complementary Maintenance Services

While cracksealing is a crucial aspect of preventative maintenance, it’s not the only tool at your disposal. Pairing cracksealing with other essential services—like sealcoating, striping, and regular cleaning—can yield a comprehensive, long-term maintenance strategy. Sealcoating, for example, provides an additional protective layer against the elements, while striping ensures clear, safe navigation for vehicles and pedestrians. By combining these services, you’re creating a holistic approach to pavement maintenance, ensuring the quality and performance of your lot for years to come.

Working with Experienced Professionals

The value of cracksealing is greatly enhanced when you partner with a qualified and experienced pavement contractor. Proper preparation, the use of premium sealant materials, and expert application techniques all influence the effectiveness and durability of your cracksealing job. A trusted contractor will assess your pavement’s unique conditions, identify the types of cracks present, and tailor the solution accordingly. This level of expertise ensures that you get the best possible return on your investment and avoid costly do-overs or premature failures.

Protect Your Investment and Schedule Your Cracksealing Today

Don’t let a small crack become a big problem. Investing in cracksealing now can yield long-term savings, improved safety, and a better overall appearance for your property. As a proactive maintenance measure, it truly exemplifies the best way to preserve the life and value of your asphalt surface.

vvReady to safeguard your pavement and experience the true value of cracksealing? Contact Rose Paving today for a free project estimate. We’re here to answer your questions, recommend the best strategy for your property, and ensure that your asphalt stays strong, smooth, and safe for years to come. Get in touch now to get started!