Your asphalt driveway or parking lot is one of the most critical components of your property. It not only provides a smooth surface for vehicles but also creates the first impression for visitors and clients. Over time, however, asphalt can deteriorate due to weather, heavy traffic, and poor maintenance. Knowing when to repair or replace your asphalt is crucial to prevent costly damage and ensure safety.
At Great Lakes Asphalt Paving & Sealcoating, we specialize in professional asphalt services across Bloomfield Hills, Troy, Franklin, Rochester Hills, Warren, and Farmington Hills, Michigan. From asphalt paving to parking lot line striping, we help keep your asphalt in top condition.
1. Cracks and Fissures
One of the most common signs that asphalt needs attention is cracking. Cracks can appear in various forms:
- Alligator cracks: Web-like patterns indicating structural failure.
- Longitudinal cracks: Straight cracks that often follow the direction of traffic.
- Transverse cracks: Horizontal cracks caused by temperature changes.
Cracks not only look unsightly but also allow water to seep in, weakening the base layer of the asphalt. Asphalt crack sealing is an effective preventive measure for minor cracks, while severe cracking may require asphalt replacement.
2. Potholes and Surface Damage
Potholes are more than just an annoyance—they are a safety hazard and a clear indicator that your asphalt is failing. They typically form when water penetrates existing cracks, freezes, and causes the asphalt to break apart.
Small potholes can often be repaired with asphalt patching, but extensive potholing may signal the need for a full asphalt resurfacing or replacement. Ignoring potholes can lead to vehicle damage and liability issues for property owners.
3. Uneven Surfaces and Sinkholes
Over time, the ground beneath your asphalt can shift due to erosion, water accumulation, or poor installation. Signs include:
- Uneven surfaces or depressions
- Sunken areas in your driveway or parking lot
- Standing water or puddles
These issues indicate structural problems that simple repairs may not fix. Professional asphalt milling and overlay services can restore a smooth, level surface, while severe cases might require full asphalt removal and replacement.
4. Fading or Worn Asphalt
Asphalt naturally ages and loses its dark black color due to UV exposure and oxidation. While fading may not affect functionality immediately, it reduces curb appeal and indicates the surface is drying out.
Applying asphalt sealcoating every few years protects the surface from water, sun, and chemical damage, extending its life and preventing more serious issues. If the asphalt is worn through to the aggregate, it may be time for asphalt replacement.
5. Drainage Issues and Water Damage
Water is one of the biggest enemies of asphalt. Poor drainage can cause:
- Standing water and puddles
- Increased cracking and potholes
- Erosion of the base layer
Addressing drainage issues early can save your asphalt. Minor water damage can be treated with asphalt repair and patching, but persistent issues may require asphalt milling or replacement to ensure proper grading and prevent future problems.
6. Heavy Traffic and Wear
Driveways and parking lots with high traffic experience faster wear and tear. Commercial properties with trucks or delivery vehicles are especially prone to asphalt degradation.
Signs that heavy traffic has taken a toll include:
- Ruts forming in tire paths
- Asphalt crumbling under weight
- Frequent need for minor repairs
For these scenarios, asphalt maintenance, resurfacing, or even complete asphalt replacement may be necessary to maintain a safe and functional surface.
7. Age of Asphalt
Even well-maintained asphalt eventually reaches the end of its lifespan. Typical asphalt lasts 15–20 years for commercial lots and slightly longer for residential driveways.
If your asphalt is approaching this age, start planning for:
- Sealcoating to extend its life temporarily
- Patching to fix minor issues
- Replacement for long-term durability
Regular inspections by professionals at Great Lakes Asphalt Paving & Sealcoating can help you determine whether repairs are sufficient or a full replacement is the best investment.
When to Call the Professionals
While minor cracks and cosmetic damage can sometimes be addressed with DIY solutions, professional assessment is crucial for:
- Structural damage like alligator cracking or sinkholes
- Extensive potholes or uneven surfaces
- High-traffic commercial parking lots
- Drainage and water issues
Preventive Maintenance Tips
To extend the life of your asphalt:
- Sealcoat regularly: Protects against water, UV rays, and chemicals.
- Fill cracks promptly: Prevents water infiltration and larger cracks.
- Keep it clean: Remove debris, oil spills, and standing water.
- Proper drainage: Ensure water flows away from the asphalt surface.
- Professional inspections: Identify minor issues before they become major problems.
For all your asphalt needs in Bloomfield Hills, Troy, Franklin, Rochester Hills, Warren, and Farmington Hills, rely on Great Lakes Asphalt Paving & Sealcoating.
Conclusion
Recognizing the signs that your asphalt needs repair or replacement is key to protecting your property, vehicles, and visitors. From cracks and potholes to uneven surfaces and aging, addressing problems early saves money and ensures safety.
Whether you need asphalt repair, maintenance, resurfacing, or full replacement, our experts are ready to help. Don’t wait until smallissues turn into costly repairs—contact Great Lakes Asphalt Paving & Sealcoating today for a professional assessment.