Asphalt Maintenance

If designed, installed and maintained correctly, asphalt can last almost indefinitely. Asphalt can fail in a number of ways. The most common failures are caused by the following:

  • Asphalt oils breaking down from sun and rain exposure;
  • Inadequately designed asphalt thickness and base substrate to handle normal traffic loads (failures often occur around trash enclosures where heavy trash trucks maneuver); and
  • Uncontrolled water run-off, or asphalt with inadequate slope to drain water.


Following are common terms related to asphalt:

  • Remove and Replace: The process of completely removing and replacing existing asphalt. This is the most expensive type of repair;
  • Resurface: The process of installing a new layer of asphalt over the existing asphalt. The new layer is generally 1.5 inches to 2.5 inches thick;
  • Seal Coating: The application of an asphalt emulsion over the existing asphalt to avoid oxidation or breakdown of the asphalt oil due to UV rays and other weather conditions;
  • Sealing Cracks: The injection of hot liquid into large cracks. This prevents water from making its way to the substrate below the asphalt. Sealing of cracks should be used in conjunction with seal coating; and
  • Slurry Seal: This is similar to a seal coat, but with added aggregate mix in the emulsified asphalt.

Pacific-Coast Property Services