Why is Fall the Best Time to Address Pavement Issues?
Facility managers should look at fall for sealcoating and repairing pavement to prepare for the winter free-thaw cycle.
By Tom Marsan, Contributing Writer
In 2017, a Brooklyn, New York, resident tripped over a pothole. The woman sued the property owner, claiming that the pothole had been present for an extended time, posing a serious risk to pedestrians. The woman sustained significant injuries, and the court ultimately awarded her $2.25 million in damages?.
As fall begins, facility managers should shift their focus from the summer’s maintenance priorities to preparing for the challenges of winter. One of the most overlooked yet essential tasks is ensuring that parking lots and walkways are ready to withstand the harsh conditions ahead.
Sealcoating and crack repair, while often seen as aesthetic enhancements, play a critical role in maintaining the longevity of your pavement. Fall is the optimal time for these activities, not just because of the cooler weather but because of the impending freeze-thaw cycles that can wreak havoc on unprepared pavement.
The Science Behind Freeze-Thaw Damage
Before diving into the specifics of maintenance, it’s important to understand how freeze-thaw cycles affect your pavement. Water seeps into cracks, crevices, and porous areas of asphalt and concrete surfaces. When temperatures drop below freezing, the water expands as it turns to ice, exerting significant pressure on the surrounding material. This repeated freezing and thawing causes cracks to widen, asphalt to degrade, and entire sections of pavement to shift or break apart.
Once damaged areas form, they become more susceptible to additional water infiltration, leading to a snowball effect. The cracks grow wider, potholes form, and structural integrity diminishes. Over time, these small issues become much larger and more expensive to repair, often requiring complete resurfacing or replacement.
Why Fall is the Ideal Time for Pavement Maintenance
Facility managers should make pavement maintenance a priority in the fall for several reasons:
- Optimal Weather Conditions: Sealcoating and crack repair are weather-dependent tasks. Both processes require dry conditions and moderate temperatures to properly bond and cure. Fall weather, with its cooler temperatures and lower humidity, creates the perfect environment for these treatments to be effective. Waiting until temperatures dip too low, or trying to apply sealcoating in early winter, can result in ineffective bonding, which won’t provide the protection needed.
- Preventing Winter Damage: Fall maintenance helps prevent the damaging effects of winter weather. By sealing cracks and applying sealcoating, facility managers create a protective barrier that keeps water, snow, and ice from penetrating the pavement’s surface. This reduces the risk of freeze-thaw damage, making it easier to maintain the integrity of your parking lots and walkways through the harshest months of the year.
- Prolonging Pavement Life: Regular maintenance significantly extends the lifespan of your pavement. Sealcoating acts as a shield against UV rays, oxidation, and vehicle fluids, all of which can cause asphalt to become brittle and crack over time. Combined with crack repair, this preventative maintenance routine can add years to the life of your parking lot, delaying the need for costly repairs or replacements.
- Minimizing Liability Risks: Cracked, uneven, or pothole-filled parking lots and walkways pose significant safety hazards. Slip-and-fall accidents, vehicle damage, and even lawsuits can result from poorly maintained pavement. By addressing these issues in the fall, facility managers can minimize liability risks and ensure a safer environment for tenants, employees, and visitors.
Assessing the Condition of Your Pavement
Before undertaking any maintenance, facility managers should perform a thorough assessment of their parking lots and walkways. This evaluation will help identify areas that require immediate attention and guide your maintenance plan for the fall.
- Inspect for Cracks and Potholes: Walk the entirety of your property, paying close attention to cracks and potholes. Even small cracks can become major problems if left untreated. Note the size, depth, and extent of any damage, and prioritize areas that see the most traffic.
- Check for Drainage Issues: Poor drainage is one of the main contributors to pavement damage. Water that pools on the surface instead of draining away can accelerate the deterioration of asphalt and concrete. Ensure that all drains and gutters are clear of debris and functioning properly. Look for signs of standing water or areas where drainage may be compromised.
- Examine the Sealcoat: If your parking lot or walkways were sealcoated in the past, evaluate the condition of the sealant. Over time, sealcoating can wear away, leaving your pavement vulnerable to water penetration and UV damage. If the sealcoat appears faded, cracked, or patchy, it’s time for a new application.
- Consider Traffic Patterns: Areas that experience heavy traffic, such as entrances, exits, and loading zones, are more susceptible to wear and tear. These areas should be given priority when planning repairs or sealcoating to ensure they remain functional and safe throughout the winter.
Essential Paving Maintenance Tasks for Fall
Once you’ve assessed your pavement, it’s time to tackle the necessary maintenance tasks. Here are the key steps facility managers should take:
- Crack Sealing: Crack sealing is the first line of defense against freeze-thaw cycles. It involves filling cracks with a flexible material that expands and contracts with temperature changes. This prevents water from seeping into the cracks and causing further damage. Be sure to address all visible cracks, even small ones, as they can quickly grow during the winter.
- Sealcoating: Sealcoating provides a protective layer that guards against water infiltration, UV rays, and chemical damage. It also improves the appearance of your parking lot by giving it a fresh, uniform finish. When applied correctly in the fall, sealcoating can last through the winter and well into the next few years, depending on traffic volume and weather conditions.
- Pothole Patching: Potholes pose a significant hazard to both vehicles and pedestrians. Fall is the perfect time to patch any potholes, as the material used for repairs adheres better in cooler temperatures. Addressing potholes before winter will reduce the risk of them growing larger due to the freeze-thaw cycle.
- Re-striping: If your parking lot lines, crosswalks, or other markings are faded, consider re-striping in the fall. Clear, visible markings are essential for guiding traffic and ensuring pedestrian safety, especially when snow and ice can obscure the pavement.
Finding the Right Partner for Pavement Maintenance
While facility managers can assess the state of their pavement, the execution of these maintenance tasks requires a skilled, experienced contractor. Choosing the right company to handle crack sealing, sealcoating, and pothole repairs is essential to ensuring the work is done correctly and provides lasting protection.
Beware of opting for cheaper options that may cut corners or use substandard materials. Poorly done repairs can lead to costly damage, more frequent maintenance needs, and increased safety risks down the road. By investing in a reputable company, facility managers can save time, money, and headaches, ensuring their parking lots and walkways remain safe and functional through the winter and beyond.
Tom Marsan is a certified snow professional who has been in the landscaping and snow removal industry for about two decades. He is an active member of ILCA and SIMA and is currently the general manager at Beverly Companies in Chicagoland.
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