Asphalt Repair and Maintenance in Radnor

For optimal protection in South Jersey's climate, we recommend sealcoating residential driveways every 2-3 years and commercial parking lots every 1-2 years. However, the specific interval depends on traffic volume, exposure to harsh elements, and previous maintenance. New asphalt should cure for at least 6 months before the first sealcoating application. Our technicians can assess your specific pavement and provide a customized maintenance schedule.

Cracks should be repaired as soon as they appear, regardless of size. Even hairline cracks will allow water to penetrate beneath the surface, which leads to sub-base erosion and more extensive damage—particularly during South Jersey's freeze-thaw cycles in winter. Small crack repairs typically cost 80-90% less than fixing the resulting damage if left untreated. We recommend semi-annual inspections (spring and fall) to catch cracks early.

Crack filling is a more basic treatment that places material into non-working cracks (those with minimal movement). Crack sealing is a more comprehensive process for working cracks (those that expand and contract with temperature changes). Sealing involves routing (widening) the crack, cleaning it thoroughly, and applying a specialized hot-pour rubberized sealant that remains flexible. In South Jersey's variable climate, we typically recommend crack sealing for longer-lasting results, especially for pavements over three years old.

While sealcoating does improve appearance by restoring a rich black finish, its primary purpose is protective, not cosmetic. Quality sealcoating creates a waterproof barrier that prevents water penetration, shields against damaging UV rays that break down asphalt binders, and resists chemical damage from automotive fluids and deicing salts common in South Jersey winters. Studies show properly maintained asphalt with regular sealcoating can last 25-30% longer than untreated surfaces—a significant return on investment.

In many cases, yes. Our approach is always to repair rather than replace when it makes technical and financial sense. We assess the extent of damage, particularly focusing on the condition of the base layers. Surface-level issues like cracks, minor potholes, and oxidation can typically be repaired for a fraction of replacement costs. However, if the pavement shows signs of alligator cracking (interconnected cracks forming a pattern), severe rutting, or multiple failed patches, these indicate structural failure that may require replacement. We provide honest assessments without upselling unnecessary services.

The ideal time for most asphalt maintenance in South Jersey is late spring through early fall (May through September) when temperatures consistently stay above 50°F and rain is less frequent. Sealcoating specifically requires daytime temperatures above 50°F and no rain for at least 24 hours after application. For crack sealing, we can often work in slightly cooler temperatures, making early spring and late fall viable options. We recommend scheduling maintenance in advance, as our calendar fills quickly during peak season.