Asphalt Crack Sealing: Preventative Maintenance for Long-Lasting Pavement

Cracks in asphalt are more than an eyesore—they signal the start of pavement deterioration. In the Pacific Northwest, where rain and temperature fluctuations accelerate damage, crack sealing is an essential preventative measure for commercial, retail, government, and multi-family properties.

Why Crack Sealing Matters

From Seattle to Tacoma, property managers and business owners must keep parking lots and roadways in good condition. Addressing cracks early prevents costly repairs and extends pavement lifespan. Here’s why sealing asphalt cracks should be a priority:

1. Prevents Water Damage & Pavement Failure

Cracks allow water to seep beneath the surface, eroding the base and weakening asphalt. The Federal Highway Administration (FHWA) estimates that 75% of pavement deterioration begins with water infiltration. Sealing cracks stops moisture intrusion and slows the formation of potholes and structural failures.

2. Extends Pavement Lifespan & Reduces Costs

Regular crack sealing can extend pavement life by three to five years, delaying expensive resurfacing or replacement. According to the National Asphalt Pavement Association, preventative maintenance like crack sealing costs less than one-fifth of full pavement replacement.

3. Improves Safety & Reduces Liability

Cracked asphalt creates tripping hazards for pedestrians and uneven surfaces for vehicles. The National Safety Council reports that slip, trip, and fall incidents account for nearly 25% of workplace injuries. Addressing cracks improves safety, reducing the risk of liability claims.

4. Enhances Curb Appeal & Property Value

A well-maintained parking lot or roadway reflects positively on businesses and properties. Customers and tenants associate smooth, clean pavement with professionalism and care. Whether managing a retail center in Bellevue or a government facility in Auburn, sealing cracks enhances aesthetics and preserves property value.

Best Time for Crack Sealing

Spring and summer offer the best conditions for crack sealing. Warmer temperatures allow sealant to adhere properly, creating a flexible, weather-resistant barrier. Sealing cracks before fall and winter prevents water penetration and freeze-thaw damage, a leading cause of potholes in Seattle, Everett, and Redmond.

Where Crack Sealing Works Best

Crack sealing benefits a variety of surfaces, including:

• Parking Lots – Prevents structural damage and extends pavement life.
• Roadways & Driveways – Reduces pothole formation and enhances smoothness.
• Sidewalks & Pathways – Minimizes trip hazards and maintains accessibility.
• Industrial & Commercial Facilities – Protects high-traffic areas from early deterioration.

Stay Ahead of Asphalt Repairs

If your property in Kent, Renton, SeaTac, or surrounding areas has visible cracks, now is the time to act. Routine maintenance, including crack sealing, prevents costly future repairs while ensuring safe, durable pavement.

Proactive property management extends pavement life, reduces liabilities, and improves curb appeal—all with minimal disruption and expense.

Property managers and business owners must keep parking lots and roadways in good condition from Seattle to Tacoma