This is one of those questions where the answer seems obvious to people in the industry, but not necessarily to property owners.
After all, if asphalt is eventually going to wear out anyway, does maintenance really make a difference?
The short answer is yes.
In fact, regular maintenance is often the difference between an asphalt parking lot lasting 10-15 years and one lasting 20-30 years or more before requiring complete replacement.
Now, that doesn't mean maintenance can perform miracles. If a parking lot has reached the end of its life, there comes a point where repairs become less economical than replacement. However, most asphalt failures don't happen overnight. They occur gradually, and proper maintenance can significantly slow that process.
Let's take a look at why.

1 - Water Is Asphalt's Biggest Enemy.
When most people think about asphalt damage, they think about vehicle traffic.
Traffic certainly contributes to wear, but in Ontario, water is often the real culprit.
Asphalt is not completely waterproof. Over time, small cracks begin to form in the surface. Once water enters those cracks, problems start to develop beneath the pavement.
During the winter, that water freezes and expands. When temperatures rise, it thaws and contracts. This freeze-thaw cycle repeats dozens of times every year.
Each cycle widens existing cracks and weakens the base underneath the asphalt.
Eventually, what began as a hairline crack can become a large crack, a depression, or a pothole.
This is why addressing cracks early is one of the most effective forms of asphalt maintenance.

2 - Crack Sealing Stops Small Problems From Becoming Big Ones.
One of the most cost-effective services we provide is crack sealing. Many property owners see a few cracks and assume they are purely cosmetic. In reality, those cracks are entry points for water.
By sealing cracks while they are still manageable, you can prevent water from penetrating the pavement structure and causing further deterioration.
Think of it like fixing a small leak in your roof. The repair itself may be relatively inexpensive, but delaying it can lead to much larger and more costly problems later.
The same principle applies to asphalt.

3 - Sealcoating Protects the Surface
Another important maintenance tool is pavement sealing, commonly referred to as sealcoating.
Over time, asphalt is exposed to:

• Ultraviolet radiation from the sun
• Rain and snow
• Road salt
• Vehicle fluids
• Oxidation

These factors slowly dry out and weaken the asphalt surface.
Sealcoating acts as a protective barrier that helps reduce this exposure and slows the aging process.
It won't make old asphalt new again, but it can help preserve asphalt that is still in good condition.
A properly timed sealcoating program can often add years to the life of a parking lot.

4 - Pothole Repairs Prevent Further Damage
Potholes rarely stay the same size for long.
Once a pothole forms, water is able to penetrate the pavement even more easily. Vehicle traffic then breaks away additional material around the edges, causing the damage to spread.
Repairing potholes helps prevent a localized problem from becoming a much larger reconstruction project.
Not only does this extend pavement life, but it also improves safety and reduces potential liability concerns.

5 - Line Painting Helps Identify Developing Problems
Surprising, yes. But in an indirect way
Line painting itself does not directly increase the lifespan of asphalt.
However, parking lot maintenance visits often allow property owners and contractors to identify pavement issues before they become severe. We are used to seeing pavement in all conditions and at all stages of its life cycle. When we're repainting a lot, we frequently notice developing cracks, drainage problems, surface deterioration, and areas beginning to fail.
Catching these issues early gives property owners the opportunity to address them before they become major expenses.
In that sense, regular parking lot maintenance inspections can contribute significantly to extending pavement life.

The Cost of Maintenance vs Replacement
One of the main reasons maintenance is so important comes down to simple economics.
Crack sealing, pothole repair, sealcoating, and line painting represent a relatively small investment compared to complete reconstruction.
Repaving a commercial parking lot can cost tens or even hundreds of thousands of dollars depending on its size.
Routine maintenance costs only a fraction of that amount.
Much like changing the oil in your vehicle, maintenance may seem like an expense today, but it is often far less expensive than replacing the entire asset prematurely.

Can Maintenance Save Every Parking Lot?
Unfortunately, no.
There comes a point where asphalt reaches the end of its service life.
If the pavement has extensive structural failure, severe base damage, widespread alligator cracking, or significant drainage issues, repairs may not make sense. 
In those situations, resurfacing or reconstruction may be the more economical long-term solution.
The key is to begin maintenance before the parking lot reaches that stage.
The earlier problems are addressed, the more options are available.

Final Thoughts
So, does parking lot maintenance actually increase asphalt life?
Absolutely.
While maintenance cannot stop asphalt from aging forever, it can significantly slow the deterioration process and help property owners get the maximum value from their pavement investment. 
Crack sealing keeps water out. Sealcoating protects the surface. Pothole repairs stop damage from spreading. Regular inspections identify issues before they become major problems.
When performed consistently, these services can add years to the life of a parking lot and delay the need for costly replacement.
If you're unsure whether your asphalt would benefit from maintenance, we'd be happy to take a look and provide recommendations based on its current condition.

Until next time -

This is probably the most frequently asked question that I have gotten over the years. And it makes sense. Business and property owners have a lot of things to worry about and a lot of expenses to keep things running smoothly. The short answer? Most businesses should be budgeting to repaint their parking lots every 2 years. However; there are many factors that affect this timeframe, and for those looking for more information and detail on the factors that go into our recommendations, read on!

With many aspects of business there is a definite - if not easy- answer. When do I have to pay my taxes? When are my lease payments due? How much did I spend on supplies last month? But unfortunately not every question has an answer that's set in stone. So here are some of the major factors that go into our timeline recommendations and why they can have such a considerable effect.

1 - Geography: This is probably the most important factor. Where you live decides the temperature, how much precipitation you get, how much sunshine you get, whether or not your parking lot is salted / sanded / plowed, etc. Here is southern Ontario, we get a little bit of everything! The sun beats down and heats up the asphalt all summer long causing UV damage and expansion, and then the winter hits and we get constant freeze/thaw cycles which expand and contract the pavement. By necessity we have to put down salt and sand to ensure safety, but these materials are mildly corrosive in the case of salt, and very abrasive in the case of sand - they don't call it sandpaper for nothing. On top of that, if you've ever heard a snow plow working away on a road or parking lot, you know its not a gentle process. Since these are all necessary for public safety and to limit liability, they are non-negotiable. But it does mean that we have to repaint our parking lots more often than folks in warmer climates.

2 - The material used: It would be easy to assume that there is just one type of asphalt paint used and everything is more or less on the same playing field, but like any other industry, there are many different options and all of these have pros and cons.
-The cheapest option available is water-borne traffic marking paint. This is essentially paint solids suspended in a water-base. The benefits here are that it is a bit cheaper than other alternatives and comes with a lower VOC (Volatile Organic Compound) count than other options. This makes it safer for DIYer's to use. However; the major drawback here is longevity. Because of the less resilient nature of the paint and the factors listed in the geography section, this paint is by far the least long lived of the options here.
-The next option and the most frequently used throughout Ontario, is solvent based traffic marking paint. It is marginally more expensive to apply, but lasts considerably longer than water based. It has a higher VOC count, which can be a concern for DIYer's as Basic PPE - such as gloves, eye protection and a properly fitted organic vapours respirator - should be used at all times. This - among other reasons - is why we always recommend that parking lot striping be done by a professional. Most of the major roadways and parking lots in Ontario are sprayed with this paint and it is the type that we use in almost every case.
-Field Reacted Polymer Paint: This is an advanced coating that consists of a two part system. Think epoxy. The paint sprayer lays down the polymerizable paint and then a secondary gun mounted behind the first sprays down a curing agent. This makes for a very durable paint that can last longer than other types, 3 - 5 years as opposed to 2 - 3 years, but due to the cost of material, high initial investment and safety and training needed, it results in a much high price tag .
Thermoplastics: This process involves heating a mix of resins, pigments and fillers to a liquid state and then spraying it like paint. This product  has many similarities to Field Reacted Polymer Paints as it is more durable but considerably less affordable than standard traffic marking paints. It is frequently used in very high traffic areas such as drive throughs.

3 - Traffic flow: This one is straight forward. If you have more cars and people using your parking lot, the paint will wear more quickly. We have several customers who run smaller businesses that just have employees and delivery trucks coming through and we only need to come back every three years or so, but our high traffic clients like Tim Hortons' and grocery stores are  generally painted every year.

4 - Pavement Quality: Finally, the quality of the surface we are working on makes a big difference. We always thoroughly clean the parking lot before striping it, but if the asphalt is very old with deep pocketing and cracking, there is only so much that a coat of paint can do. It is always recommended to refresh the lines when needed to ensure safety and limit liability, but in the case of badly worn asphalt you will have to repaint more often. We often recommend that our clients have us maintain the asphalt with crack sealer, pothole filling and pavement sealer to extend the life and save the huge expense of repaving, for as long as possible, but that will be another post.

These are the main factors that go into the longevity of traffic marking for your parking lot. As you can see many things go into our timeline recommendations and as with all of our products and services, if you have any questions at all, please don't hesitate to reach out and one of our team would be happy to go through it with you. 

Until next time -