Asphalt Crack Sealing & Repair
Professional crack sealing and pavement maintenance services
Extend pavement life by 3-5 years
Prevent costly repairs and replacement
Protect against water damage and erosion
Improve appearance and property value
Typical Price Range
$300-$2000
per job
Popular Asphalt Crack Sealing Searches
Why Crack Sealing is Essential
Crack sealing is the most cost-effective pavement maintenance strategy:
Prevent Water Infiltration - Cracks allow water to penetrate the asphalt base, causing accelerated deterioration, potholes, and structural failure.
Stop Crack Growth - Small cracks expand rapidly through freeze-thaw cycles. Sealing stops progression before major damage occurs.
Extend Pavement Life - Properly maintained asphalt can last 25-30 years. Neglected asphalt fails in 10-15 years.
Avoid Expensive Repairs - Crack sealing costs $0.50-$1.50 per linear foot. Asphalt replacement costs $3-$7 per square foot.
Improve Safety - Cracks and potholes create trip hazards and vehicle damage risks, increasing liability exposure.
Enhance Appearance - Sealed cracks look better than expanding failures, improving property curb appeal.
Protect Investment - Your parking lot or driveway represents a significant investment worth protecting.
When to Seal: - Cracks are less than 1/2 inch wide - Asphalt is in generally good condition - Before sealcoating application - Every 2-3 years as preventive maintenance - Before winter to prevent freeze-thaw damage
Types of Asphalt Cracks & Repair Methods
Different cracks require different repair approaches:
Transverse Cracks - Perpendicular to pavement direction, often caused by thermal stress. Best treated with hot-pour rubber crack filler.
Longitudinal Cracks - Parallel to pavement direction, usually from poor joint construction. Seal before they lead to larger failures.
Alligator Cracking - Interconnected cracks forming a pattern like alligator skin. Indicates structural failure requiring patching or replacement.
Edge Cracks - Form along the pavement edge where support weakens. Seal immediately to prevent spreading.
Block Cracking - Large interconnected rectangular patterns from aging asphalt. May require full sealcoating treatment.
Reflection Cracks - Occur over underlying cracks or joints. Require special treatment to prevent recurrence.
Repair Methods:
Hot-Pour Crack Filling - Most common and effective method. Uses rubberized asphalt heated to 350-400°F for flexibility and durability.
Cold-Pour Crack Filler - Lower-cost option for small repairs. Less durable than hot-pour but suitable for DIY or minor cracks.
Routing and Sealing - For larger cracks, routes a reservoir for sealant to create a more durable repair.
Crack Sealing vs. Filling: - Sealing: Uses specialized hot-pour rubberized materials, more durable, higher cost - Filling: Uses asphalt emulsion, less flexible, lower cost, shorter lifespan
Professional Crack Sealing Process
Our proven process ensures durable, long-lasting repairs:
Step 1: Inspection & Assessment Survey the entire surface, identify all cracks, measure severity, and determine appropriate repair methods.
Step 2: Cleaning Use wire brushes, air compressors, or power brooms to remove all vegetation, dirt, and debris from cracks. Clean cracks ensure proper adhesion.
Step 3: Routing (if needed) For larger cracks, use routing equipment to create a reservoir for sealant. This improves material adhesion and longevity.
Step 4: Material Preparation Heat crack sealant in specialized equipment to optimal temperature (typically 350-400°F) for proper application.
Step 5: Application Apply hot sealant into prepared cracks using pour pots or wands. Slightly overfill to account for settling and compaction.
Step 6: Finishing Squeegee or v-shape material for proper bonding. Some applications use overtop band sealing for added protection.
Step 7: Traffic Control Keep traffic off fresh sealant for 30 minutes to several hours depending on material and temperature.
Step 8: Quality Check Inspect all sealed cracks to ensure proper fill, adhesion, and coverage.
Best Conditions for Application: - Air temperature: 50°F to 85°F - Pavement temperature: Above 50°F - Dry weather forecast for 24-48 hours - Avoid extreme heat over 95°F
Complete Asphalt Maintenance Program
Crack sealing is part of a comprehensive maintenance strategy:
Year 1-2: Crack Sealing Address new cracks as they appear. Small investment prevents major problems.
Year 3-4: Sealcoating Apply protective sealcoat layer after crack sealing. Protects against UV, water, and chemicals.
Year 5-7: Additional Crack Sealing New cracks will appear. Seal before applying second sealcoat application.
Year 8-10: Sealcoat Again Reapply sealcoat to maintain protection and appearance.
Ongoing: Patching Repair potholes and failed areas immediately to prevent spreading damage.
Comprehensive Services:
Sealcoating - Protective coating that seals the surface and prevents oxidation.
Patching - Repair of potholes and failed areas with new asphalt.
Line Striping - Refresh parking lines, arrows, and markings after sealcoating.
Infrared Repair - Seamless repair of failed areas using infrared heating technology.
Mill and Overlay - Remove damaged surface layer and apply new asphalt for larger failures.
Benefits of Complete Program: - Maximum pavement life (25-30 years) - Lowest total cost of ownership - Maintained appearance - Reduced liability - Predictable budgeting - Avoided emergency repairs
Crack Sealing Costs & Value
Professional crack sealing offers exceptional return on investment:
Typical Pricing: - Per linear foot: $0.50-$1.50 per foot - Minimum charge: $300-$500 per visit - Small driveway: $200-$400 - Residential parking lot: $500-$1,500 - Commercial parking lot: $1,500-$5,000+ - Large property: $5,000-$15,000+
What Affects Price: - Total linear feet of cracks - Crack width and depth - Surface condition - Required preparation and routing - Accessibility and site logistics - Material specifications - Location and travel distance - Minimum service charges
Package Pricing: - Crack sealing + sealcoating: 10-20% savings - Multi-property contracts: Additional discounts - Regular maintenance programs: Best value
DIY vs. Professional: DIY crack sealing costs $50-$200 in materials but: - Cold-pour materials last 1-2 years vs. 3-5 years for professional - Improper application reduces effectiveness - No specialized equipment for proper cleaning - No warranty or guarantee - Time and labor intensive
Professional service provides: - Hot-pour rubberized materials - Proper surface preparation - Specialized application equipment - Experienced technicians - Warranty on workmanship - Much longer-lasting results
Return on Investment: - Crack sealing: $1,000 investment - Prevents deterioration over 3-5 years - Avoided repaving cost: $15,000-$30,000 - ROI: 1,500-3,000%
Crack sealing is the single most cost-effective pavement maintenance activity!
When to Seal Cracks - Timing Matters
Proper timing maximizes crack sealing effectiveness:
Seasonal Considerations:
Spring (Best Season) - Ideal temperature range - Dry conditions common - Asphalt has contracted/expanded through winter - Allows full summer for curing - Prepares surface for summer sealcoating
Summer (Good Option) - Warm temperatures ensure proper adhesion - Quick cure times - Can combine with sealcoating - Avoid extreme heat over 95°F
Fall (Acceptable) - Good alternative if spring was missed - Complete before first freeze - Protect against winter damage - May delay sealcoating until spring
Winter (Not Recommended) - Cold temperatures prevent proper adhesion - Material doesn't bond well - Only for emergency repairs - Temporary fixes until spring
Weather Requirements: - Minimum air temperature: 50°F - Pavement temperature: Above 50°F - No rain in forecast for 24-48 hours - Dry surface required - Avoid windy conditions
Project Timing: 1. Crack seal in spring 2. Allow 30 days minimum 3. Sealcoat in summer 4. Line stripe after sealcoating 5. Regular inspection and touch-ups
Signs You Need Service NOW: - Cracks wider than 1/4 inch - Cracks showing edge deterioration - Multiple new cracks appeared - Before winter season - Before sealcoating - Before property inspection or sale - After 2-3 years since last sealing
Don't Wait Too Long: Once cracks exceed 1/2 inch or show significant edge failure, sealing becomes less effective. At that point, patching or more extensive repairs are necessary.
Frequently Asked Questions
How long does crack sealing last?
Professional hot-pour crack sealing typically lasts 3-5 years depending on traffic, climate, and material quality. Cold-pour DIY products last 1-2 years.
Should I seal cracks before or after sealcoating?
Always crack seal BEFORE sealcoating. Fill cracks first, allow 30 days to cure, then apply sealcoat. Sealcoat cannot fill cracks effectively.
Can I seal cracks myself?
You can use cold-pour products from hardware stores, but professional hot-pour rubberized sealant lasts much longer and provides better protection. For best results and longevity, hire professionals.
What temperature is needed for crack sealing?
Minimum air and pavement temperature of 50°F is required. Ideal conditions are 60-85°F with dry weather forecast for 24-48 hours.
Will crack sealing fix alligator cracking?
No. Alligator cracking indicates structural failure requiring patching or replacement. Crack sealing works for individual cracks, not interconnected failure patterns.
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