Annual Crack Seal: Why we recommend it.

Every year those annoying cracks in your pavement pop up and need to be covered up yet again. But why is this? Many find themselves asking why these asphalt cracks turn up every year and whether or not sealing them annually is worth the time and effort. The short answer? Yes. You should absolutely fix them. Here's why.

Where do cracks come from?

If you're reading this article, you likely live in the state of Colorado. If you don't: welcome - we hope you'll visit sometime. Cracks aren't unique to the colorful mountain state. They can and do occur anywhere the temperature or moisture levels in the air fluctuate...which is basically everywhere. As a solid surface heats up, it expands slightly. Similarly, it will contract when it cools. Over time, this causes cracks to appear. When this is combined with moisture, these cracks become wider and more noticeable. In a place like Colorado, where our temperatures fluctuate greatly from day to day, these cracks appear every year like clockwork, eroding away at your asphalt or concrete surface. This is an unfortunately unavoidable reality of living and working where we do.

What is Crack Seal?

As you might have seen if you've poked around our services page, "crack sealing" is what it says on the tin - a way to seal cracks in an asphalt service. Sometimes known as "crack fill", this process involves cleaning out an existing crack from debris and plant life, then pouring it over with a rubberized asphalt mix that seals the crack from the elements.

When cracks are particularly wide or deep, a special sand mixture is sometimes used to fill in the crack before the sealant is used. This particular type of sand is generally the same that is used in the asphalt manufacturing process, which allows it to better bond with the existing asphalt and sealant.

Why is this process important?

Cracks in any surface allows for water and other damaging elements to penetrate deeper into the material. In pavement, this can cause more extensive cracking and erode away the integrity of the asphalt as a whole. Severely neglected cracks can even start to erode the base layer of dirt beneath the pavement, leading to potholes or even sinkholes. Cracks also serve as a place for debris to collect, leading to things increased plant growth in the middle of a parking lot or muddy ruts on a bike path. Routine maintenance, generally by combination of annual crack sealing and semi-annual sealcoating, can prevent the erosive damages and extend the lifetime of an asphalt surface.

Not only do these cracks make a surface unsightly, they also contribute to any business owner's least favorite word: Liability. Large cracks have been known to damage cars and injure visitors - something that generally fall back on a landowner to remedy. While some may see it as catastrophizing, keeping up on these is the best way to protect not only your pavement, but your business as a whole.

Another important reason to keep up on maintaining pavement is direct cost. Not all cracks can be fixed with sealant, especially when they've been neglected long-term. "Alligator" areas, like in the image below, are sometimes better served with patching instead of crack sealing, as are larger cracks over 4-inches wide. Extensive patching and repairs to remediate damaged asphalt can be notably more expensive than routine maintenance options. Severely neglected pavement, especially when damages are done to the subsurface base, may even need more intensive repair work like repaving. Keeping these damages mitigated in the short term leads to better and longer-lasting pavement, saving most people more money in the long run.

"Alligator" Cracking, where cracks are small and tightly compacted, are usually patched instead of sealed.

For all of these reasons, Black Pearl Asphalt and most other reputable asphalt maintenance providers will recommend annual maintenance of cracks and surface damages. Well-maintained asphalt, especially in lower traffic areas, can sometimes skip a year before crack sealing becomes necessary. If you notice cracking anywhere in your pavement surface, you can always reach out to our office for a free estimate and see which type of maintenance might be best for your needs.