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Frequently Asked Questions

Life Expectancy of a Typical Asphalt Parking Lot


The timeline below explains progressive deterioration of the typical asphalt parking lot that goes unprotected. Please keep in mind that certain flaws will vary from lot to lot based on original asphalt mix and compaction, weather, water drainage, traffic etc. It is recommended that Asphalt be properly maintained in order to extend the life of the parking lot and before basic repairs become a huge expense.


1st Year            New Asphalt is set in place with the appropriate base course (CSTC or Crushed Rock), grade and compaction.

                          Looks Great!


2nd Year           It starts to show signs of oxidation due to the weather and looks faded and gray.


3rd Year            Oxidation continues, Asphalt may start breaking up on top surface (raveling).

                          The Asphalt starts to lose the properties that help it deter water.


4th Year           Oxidation and Raveling continue and become much more visible.

                         Surface cracks may begin to develop. (Crack Filling is recommended)


5th Year           Surface cracks get worse and deeper, allowing water to enter.


6th Year           Water that has been seeping in will freeze, expand and contract.

                         This will cause movement of Asphalt in areas (upheaval) and sink holes.


7th Year           Larger cracks and holes develop where asphalt has been shifting.

                         Large amounts of water are now entering the substrate.


8th Year           The deterioration is so severe now that sections of the Asphalt are lose -

                         Can be easily displaced by car/foot traffic and running water.


9th Year           Asphalt Pavement is no longer functional and it looks awful.

                         At this point, it is beyond repair and must be replaced.


The ideal time to start preventive maintenance would be around Year 2. Cleaning and Sealing your asphalt will help extend the life. Cleaning and Sealing your asphalt should be a regular part of your maintenance. Any visible cracks or other concerns should be addressed sooner than later. G A Jorgensen can meet all your asphalt needs!

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