When it comes to preserving asphalt surfaces, maintenance is more than just a seasonal chore—it’s a long-term investment. Whether you’re managing a commercial parking lot, industrial yard, or municipal roadway, neglecting routine care can quickly lead to costly damage. Two of the most effective and affordable ways to extend the life of your asphalt are sealcoating and crack sealing. Let’s explore how they work, when they’re needed, and what property owners should know.
Asphalt is tough—but it’s not invincible. Exposure to UV rays, water intrusion, oil spills, heavy traffic, and seasonal freeze-thaw cycles all contribute to gradual surface deterioration. Small cracks turn into potholes. Oxidation leads to brittleness. Without intervention, these issues compound—resulting in full surface degradation and costly repaving.
Preventive maintenance keeps minor issues from becoming major problems, preserving structural integrity and visual appeal while delaying more expensive repairs.
Sealcoating is a protective layer applied to the surface of asphalt. Think of it like sunscreen for pavement—it guards against UV damage, weathering, moisture penetration, and chemical spills (like oil or gas leaks). It also restores that sleek, jet-black finish that makes surfaces look brand new.
For most commercial or municipal surfaces, sealcoating should be done every 2–3 years, depending on traffic load and exposure. High-traffic zones like retail centers or industrial lots may require more frequent reapplications.
Crack sealing is the process of filling and sealing cracks in asphalt to prevent water from infiltrating the sub-base. Water is asphalt’s worst enemy—it softens the subgrade, erodes support, and accelerates pothole formation.
Sealing cracks early stops moisture from spreading beneath the pavement. It reduces the chance of full-depth failures, which require major reconstruction. Crack sealing is especially crucial in places like Long Island and Connecticut, where seasonal weather extremes are common.
Sealcoating and crack sealing are not interchangeable—they serve different but complementary purposes. In a proper asphalt maintenance plan:
This two-step strategy maximizes both surface protection and sub-base integrity. Skipping either step can reduce the overall effectiveness of your pavement care.
In the Northeast, spring through early fall is ideal for asphalt work. Mild temperatures (above 50°F), dry conditions, and longer daylight hours create the perfect environment for sealing, patching, and resurfacing.
In the early spring, sealing and crack repairs can address winter damage. In the summer, preventative sealcoating helps protect against sun exposure and high traffic. And in early fall, repairs can be done before freezing temperatures arrive.
If you’re managing a facility, commercial center, or public infrastructure in Long Island, New York, or Connecticut, maintaining your pavement is about more than just safety—it’s about protecting your bottom line. Well-maintained asphalt:
At Huntington Paving, we specialize in long-term pavement performance. With over 65 years of asphalt experience, our team provides commercial, industrial, and municipal maintenance services including crack sealing, sealcoating, patching, and full resurfacing. We work across Long Island and surrounding areas, helping our clients stay ahead of damage and keep their properties looking sharp.
Get in touch today and let our experts walk you through a custom maintenance plan that fits your surface and your budget.
