The Degradation of Asphalt Over Time and Why Maintenance Is Crucial for Commercial Properties in Central California

As someone who has seen firsthand how asphalt holds up (or doesn’t) over time, I can tell you—maintenance isn’t just a good idea, it’s a necessity. Whether you’re managing a shopping center, an office complex, or a busy roadway, your asphalt surfaces take a beating every single day. If you don’t stay ahead of the wear and tear, you’ll find yourself dealing with expensive repairs, safety hazards, and frustrated customers or tenants.

Here in the Central Valley of California, the climate plays a huge role in how quickly asphalt breaks down. Between scorching summers, occasional rain, and the relentless UV exposure, it doesn’t take long for cracks to form and pavement to fade. That’s why I always recommend a proactive maintenance plan—it saves time, money, and a whole lot of headaches down the road. And when it comes to making sure your asphalt stays in top condition, having a trusted partner like Cal Coating Asphalt, Inc. can make all the difference.

Let’s dive into how asphalt deteriorates over time, why our local climate accelerates the process, and what you can do to extend the life of your pavement while keeping your property looking its best.

How Asphalt Breaks Down Over the Years

Even though asphalt is durable, it doesn’t last forever. Without regular upkeep, it follows a pretty predictable pattern of deterioration.

Year 1-3: Early Wear and Surface Stress

  • Right after installation, asphalt is smooth, flexible, and in great shape.

  • Over time, traffic, UV exposure, and oil stains from vehicles start to affect the surface.

  • Small surface cracks may begin to appear.

Year 3-7: Cracking and Oxidation

  • The sun’s UV rays oxidize the asphalt, making it brittle.

  • Minor cracks start forming, allowing water to sneak in.

  • You might notice small areas of loose gravel (raveling) as the asphalt starts breaking down.

Year 7-12: Potholes and Serious Damage

  • If cracks aren’t sealed, water gets into the base layers, weakening the foundation.

  • Potholes start forming, and rutting becomes noticeable.

  • Drainage issues can cause standing water, accelerating damage.

Year 12-20: Full Deterioration

  • Large sections of asphalt fail, leading to widespread cracking and crumbling.

  • The pavement loses its ability to support traffic, requiring full-depth reconstruction.

Without proper maintenance, asphalt can fail years before its expected lifespan. The good news? Regular upkeep can keep it in great shape twice as long as neglected pavement.

How Central California’s Climate Affects Asphalt

Living and working in Central California, I’ve seen how quickly our weather extremes can take a toll on asphalt. Here’s what we’re up against:

1. Intense Heat and Sun Exposure

  • With summer temps often exceeding 100°F, asphalt expands and softens, making it prone to rutting.

  • UV rays break down the binder, making asphalt brittle and more likely to crack.

2. Occasional Rain and Moisture Intrusion

  • When it rains (especially in the winter months), water seeps into even the tiniest cracks.

  • Poor drainage or standing water accelerates pothole formation and base layer damage.

3. Temperature Swings and Contraction

  • While we don’t get deep freezes like other parts of the country, temperature swings between day and night cause asphalt to expand and contract, leading to cracking.

With these factors at play, waiting too long to repair asphalt can turn minor cracks into major reconstruction projects. That’s why having a preventive maintenance plan is so important.

What a Strong Asphalt Maintenance Plan Looks Like

I always tell commercial property owners, “You wouldn’t skip an oil change on your car—so why ignore asphalt maintenance?” A well-planned asphalt care cycle should include:

1. Regular Inspections (Annually or Bi-Annually)

  • Walk your property and check for cracks, potholes, and drainage issues.

  • Address small problems before they turn into big ones.

2. Sealcoating (Every 3-5 Years)

  • This protective layer shields asphalt from UV damage and water infiltration.

  • It also restores that rich black finish, making your property look newer.

3. Crack Sealing (As Needed, Especially Before Rainy Season)

  • Filling cracks early prevents moisture from seeping into the foundation.

  • This simple step extends the lifespan of asphalt significantly.

4. Pothole Patching (Ongoing as Needed)

  • Address potholes as soon as they appear to avoid further deterioration.

  • Infrared patching can seamlessly repair problem areas.

5. Line Striping and ADA Compliance (Every 2-4 Years)

  • Repainting faded lines improves safety and ensures compliance with regulations.

  • ADA compliance isn’t just good practice—it helps avoid costly fines.

6. Resurfacing or Overlay (Every 10-15 Years, If Needed)

  • Adding a fresh layer of asphalt can extend the lifespan of a parking lot or road.

  • This can be a cost-effective alternative to full replacement.

7. Full-Depth Reconstruction (Every 15-25 Years, as Needed)

  • If the base is compromised, a full rebuild is the only solution.

  • Proper installation ensures long-term durability.

Why Partnering with Cal Coating Asphalt, Inc. Makes Sense

Handling asphalt maintenance alone can be overwhelming. That’s why I always recommend working with professionals like Cal Coating Asphalt, Inc. in Turlock, CA. These guys know exactly what Central California’s climate does to asphalt, and they have the expertise to prevent problems before they become expensive disasters.

They serve Modesto, Stockton, Lodi, Manteca, Turlock, Oakdale, and surrounding areas, offering:

  • Asphalt paving & repairs to keep your surfaces smooth and functional.

  • Sealcoating for UV protection and longevity.

  • Crack sealing to stop damage in its tracks.

  • ADA-compliant striping & marking to meet legal standards.

Instead of scrambling to fix major damage, Cal Coating Asphalt, Inc. helps businesses stay ahead with proactive maintenance plans.

Take Action Before Small Problems Become Big Expenses

If you’re noticing cracks, faded asphalt, or drainage issues, don’t wait until it’s too late. Investing in preventive maintenance now will save you from expensive repairs in the future.

Get in Touch with Cal Coating Asphalt, Inc. Today

  • Address: 2086 E. Canal Drive #172, Turlock, CA 95380

  • Phone: Modesto: 209.529.7653 | Turlock: 209.668.2703 | Toll-Free: 800.339.4424

  • Website: calcoatinginc.com

A little maintenance goes a long way. Give them a call today and protect your investment before it’s too late. Your asphalt—and your bottom line—will thank you.

Stacy Keas