We often find our commercial asphalt customers surprised by the impact the California climate can have on pavement. Despite the rarity of snow and freezing temperatures, our regional weather can significantly limit asphalt lifespan without proper care to prevent deterioration. Why does Bay Area asphalt require different maintenance than other climates?
How the Bay Area climate affects asphalt
- Coastal moisture penetrates and weakens asphalt
- Soaring summer temperatures soften asphalt surfaces, leaving them prone to deformation and damage
- Expansion and contraction from swinging moisture and temperature levels promote cracking
- UV exposure fades and dries asphalt surfaces, inviting deeper damage
Tips to protect commercial asphalt
- Fill-in visible pavement cracks each summer
- Sealcoat every 2-4 years to restore flexibility and guard against moisture, UV, and oxidative damage
- Apply slurry seal every 5-7 years to older asphalt surfaces to extend performance and lifespan
Coastal Moisture Infiltrates Asphalt
Bay Area coastal climate and asphalt damage go hand in hand. Fog and moisture from rain, marine air, and humidity seep into small surface voids and cracks. Moisture then penetrates the asphalt, weakening it and causing premature cracking, raveling, edge deterioration, potholes, and, eventually, sub-base deterioration.
Heat Variations Cause Pavement Stress
Our Bay Area asphalt contractors know that dramatic temperature variations between coastal and inland cities create a variety of issues for asphalt. Hotter inland regions can reach 90-100°F+ during the summer, requiring more frequent maintenance to prevent thermal stress, such as surface deformation and traffic damage. High daytime temperatures, followed by cool evening temperatures, expand and contract asphalt surfaces, a problem compounded by the region’s clay soil, leading to alligator cracks and ruts.
UV Damage to Asphalt in California
Intense California sunlight can cause severe asphalt damage in just a few years without proper care, especially in waterfront areas. When combined with coastal moisture and oxygen, bitumen oils in asphalt dry out and oxidative damage occurs, resulting in premature surface wear and decreased water resistance. It’s essential to shorten intervals in areas with such high UV exposure to prevent pavement from fading, becoming brittle, and cracking.
Top Asphalt Maintenance Tips for Bay Area Businesses
Climate conditions that vary dramatically by location make a custom pavement maintenance schedule essential to properly caring for your commercial asphalt. We provide solutions tailored to your location, helping you mitigate damage before structural failure occurs, including:
Crack sealing
An annual professional inspection to identify and address cracks in the summer, before wet winter weather, offers one of the most cost-effective preventative maintenance services you can perform to guard against moisture infiltration and structural failure.
Asphalt sealcoating
Sealing commercial asphalt every 2-4 years replenishes oils, preserves flexibility, and provides a protective barrier against moisture, UV rays, and oxidation.
Slurry seal for commercial parking lots
We recommend slurry seal every 5-7 years to refresh aged, faded asphalt surfaces, improve skid resistance, and guard against water infiltration and oxidation.
Protect Your Investment with a Custom Pavement Maintenance Plan
Improve curb appeal and safety, reduce repair costs, and maximize pavement lifespan for less with help from American Asphalt. Learn why Bay Area asphalt requires different maintenance than other climates and how best to protect your pavement with help from our trusted local asphalt company. Contact us at 510-723-0280 to schedule a site evaluation in Alameda, Fairfield, Hayward, Oakland, Pleasanton, San Jose, San Leandro, Santa Clara, Vacaville, or Walnut Creek today.
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