Find out what to expect when it comes to the life cycle of your asphalt pavement.

Asphalt pavement has a life cycle, just like the majority of things that a property manager is in charge of. That means that an asphalt parking lot, driveways, and walkways will need maintenance, repairs, and—eventually—replacement. On average, an asphalt pavement can last 20 to 30 years. With over 30 years in the asphalt and concrete paving industry in Central Florida, Tucker Paving can tell you that the Florida climate plays a role in how long your asphalt will hold up, along with factors such as the quality of the initial instillation, the weight and amount of traffic, the effectiveness of drainage systems, and how often you have maintenance like sealcoating performed. It’s a good idea to build the costs of the maintenance required for each point in the life cycle of your asphalt into your budget now so that your asphalt hits the 30-year mark and beyond.

The Life Cycle of Asphalt Pavement

How asphalt pavement ages will depend on several factors, but the majority of asphalt parking lots and other pavements follow this pattern:

Year 0-5. Your asphalt pavement looks sleek and new! In terms of maintenance, you should:

  • Keep heavy vehicles off the pavement if possible.
  • Try not to park in the same place daily if possible as the asphalt is still curing.
  • Keep drains clear and watch for standing water.
  • Conduct inspections looking for cracks, holes, and failure of the pavement at the edges.
  • Keep the pavement free of dirt, debris, and oils and chemicals from vehicles and other sources.
  • Have sealcoating performed if recommended by your asphalt paving company.

Year 5-7. Your asphalt will have started to oxidize and fade. You should:

  • Have sealcoating done every three to five years; this will restore the look of your asphalt and protect it from water, UV rays, and dirt and other contaminants.
  • Continue to inspect for damage like cracks, standing water, potholes, and more.

7 to 15 Years. Your pavement has seen several years of use, so you should expect to start seeing some damage. Have small problems fixed before they become large problems. You might see:

  • Cracks. Have them filled.
  • Potholes. Have them patched.
  • Depressions that allow for standing water. Have them filled or fixed.

15 to 25 Years. Your asphalt is reaching the end of its life cycle and the binder that keeps the aggregate in the asphalt together will likely be deteriorating. You might need to:

  • Have your asphalt milled and resurface; this is where the top layer of the asphalt is removed and replaced with a new top layer.
  • Have your asphalt overlayed; this is where a new layer is laid without milling first.

25+ Years. This is the usual point in the life cycle of your asphalt pavement where the costs of repairs and maintenance will start to outstrip complete replacement.

Working with an experienced asphalt paving company is your best bet for knowing exactly what your asphalt paving needs at all the points in its life cycle.

At Tucker Paving, we pride ourselves in having the skill, experience, and expertise to deliver projects with top efficiency and quality, no matter big or small! We have over three decades in the asphalt and concrete paving industry, including parking lots. Contact us by calling (863) 299-2262, or fill out our contact form online, to let us help you with your next asphalt paving project!