A GUIDE TO PREVENTIVE ASPHALT and CONCRETE MAINTENANCE
Learn more about protective treatments and our preventive maintenance strategies designed to extend the lifespan and functionality of your asphalt and concrete surfaces. Learn the best approaches to combat common issues and safeguard your investment with Springfield Striping & Sealing's expertise.
We've been taking care of Springfield-area parking lots since 1971—back when gas was under 40 cents a gallon. Over five decades, we've learned that the key to pavement longevity isn't just quality installation; it's consistent, smart maintenance of both asphalt and concrete surfaces. A well-maintained lot can last 25 years or more, while neglected pavement starts showing serious wear in just 7-10 years.
Here's the bottom line: spending a little on maintenance saves you a fortune on replacement. We've seen too many property owners learn this lesson the hard way.
Why Pavement Wears Down (And How to Stop It)
Asphalt: Flexible but Vulnerable
Think of asphalt as a carefully balanced recipe. You've got liquid asphalt cement holding together rock and sand — kind of like a really tough cake batter. When everything's working right, it flexes with traffic and weather. But three things can mess up this balance:
Water is Enemy #1. Missouri winters are brutal on asphalt. When water gets into cracks and freezes, it expands with 3,200 pounds of pressure per square inch. That's enough force to crack a parking space clean in half. We see it every spring after a tough winter.
The sun slowly cooks your pavement. That rich black color? It comes from oil-based binders. Over time, UV rays and oxygen break down these oils, leaving you with gray, brittle asphalt that crumbles under pressure.
Concrete: Strong but Stubborn
Concrete seems bulletproof, but it has its own problems. Missouri's freeze-thaw cycles are tough on concrete too. Water seeps into tiny pores, freezes, and creates spider web cracks. Salt from winter de-icing makes it worse by attacking the steel reinforcement inside.
The biggest concrete problem we see? Neglected control joints. Control joints are the planned seams you see every 12-15 feet in concrete slabs. They're designed to control where concrete cracks as it naturally expands and contracts. But when the sealant in these joints wears out or falls out, water seeps underneath the slab. That's when you get settling, shifting, and eventually major cracks that cost thousands to repair.
Our Maintenance Arsenal
Crack Sealing: First Line of Defense
We heat rubberized crack sealant to 360 degrees and pump it directly into cracks. This isn't the hardware store stuff, we're talking about industrial-grade material that stays flexible down to 20 below zero.
What we seal: Any crack a quarter-inch wide or bigger. Smaller cracks don't hold the material properly.
What we don't seal: Those spider-web "alligator" cracks. Once asphalt looks like a jigsaw puzzle, it's suffered too much damage. Time for replacement.
How often: Every couple years, depending on your lot's condition and traffic.
Seal Coating: Insurance You Can See
Seal coating isn't paint, it's protection. We use a latex-modified sealer with sand mixed in for better traction and longer life. It seals the surface against water, blocks UV damage, and makes oil spills easier to clean up.
New asphalt needs its first coat within two years. After that, busy lots need resealing every 2-3 years, while lighter-use areas can go 4-5 years between coats.
When Concrete Makes Sense
Sometimes asphalt just isn't the right tool for the job. Dumpster areas get heavy wear from trucks making tight turns. Loading docks see constant abuse from forklifts and delivery trucks. These spots need concrete.
We use fiber-reinforced concrete that's at least six inches thick for these high-stress areas. It costs more upfront but saves money long-term when you're not constantly patching failed asphalt.
Concrete sealing keeps water and chemicals from penetrating the surface. We typically recommend sealing every 3-5 years, depending on traffic and exposure.
Striping: The Finishing Touch
Fresh paint makes everything look professional, but it's more than cosmetic. Clear markings improve traffic flow, reduce accidents, and keep your insurance company happy. We use airless spray equipment that puts down crisp lines without overspray mess.
Most lots need fresh striping every two years, typically in spring after winter salt and sand damage.
Making Smart Material Choices
Go with asphalt when you want:
Cost-effective coverage for large areas
Easy repairs and maintenance
Normal car and light truck traffic
Choose concrete for:
Dumpster pads and loading areas
Heavy truck traffic zones
Long-term durability needs
Sidewalks and pedestrian areas
Real Numbers: Maintenance vs. Replacement
Let's look at an 8,900 square yard office building parking lot:
Stay-ahead maintenance:
2025: Crack seal, seal coat, stripe = $15,800
2028: Repeat cycle = $17,100
2032: Repeat cycle = $18,500
2036: Repeat cycle = $20,000
Total over 12 years: $71,400
Wait-until-damage-spreads approach:
2037: Complete replacement = $165,000+
Why We've Lasted 53 Years
After 53 years in business, we've learned that quality work pays for itself. We've weathered every type of Missouri climate challenge,
from brutal ice storms to scorching 100-degree summers. That experience shows in our work.
Our crew uses commercial-grade equipment and materials because we've seen what happens when corners get cut, it always costs property owners more in the long run. We're licensed, insured, and we back our work with real warranties you can count on.
What sets us apart is how we approach every project. We give honest assessments, provide fair pricing, and deliver work that stands the test of time. When you're protecting a major investment like your pavement, experience and integrity matter.
Answers to Common Questions
"How often should I seal coat?" Depends on traffic. Busy lots every 2-3 years, lighter use every 4-5 years. First application should happen within two years of new asphalt installation.
"When's the best time for maintenance?" Spring through early fall. We like spring because you can assess winter damage, but summer heat can stress fresh sealant.
"What's the difference between crack sealing and seal coating?" Crack sealing fixes specific problems—it's like stitching up cuts. Seal coating protects the whole surface—like sunscreen for your parking lot.
"How much life does maintenance really add?" Done right, maintenance can double your pavement's life. A surface showing early wear becomes a long-lasting investment with proper care.
"Should I fix everything at once or spread it out?" Fix safety issues immediately—big cracks, potholes, anything that could damage vehicles or cause trips and falls. Cosmetic stuff can wait for your regular maintenance cycle.
Ready to Protect Your Investment?
Whether your property features asphalt, concrete, or both, don't wait for minor issues to become major expenses. Contact Springfield Striping & Sealing today for your free assessment and discover why Missouri businesses have trusted us for over five decades.