When asphalt develops cracks in its surface, it will degrade. This is because the cracks allow moisture to get under the asphalt surface and degrade the sub grade supporting the asphalt. This degradation creates more cracks, allowing more water under the surface, and causing more damage. There are a few options to repair the asphalt, from crack fill and seal coat, to removal and replacement.

Option 1--Crack Fill and Seal

If the damage has not degraded too badly, the asphalt may be repaired by filling the cracks in the asphalt with a hot rubber material to stop further water infiltration under the sub grade. This is followed by a high quality asphalt seal coat. This is the least costly option.

Option 2--Asphalt Overlay

If the damage is too much for the crack fill and seal to accomplish the repairs, an overlay of asphalt from 1/2” to 2” thick can be installed on the damaged area. This is more costly that Option 1, but covers areas better. This method of repair does not last long as the existing repaired cracks tend to come through the new asphalt.

Option 3--Reinforcing Fabric Overlay

A better alternative to Option 2 is a Reinforcing Fabric Overlay. This is sometimes refereed to as a “Petromat” Overlay (Petromat is one brand of reinforcing fabric). In this process, the existing asphalt is cleaned of the loose debris, an asphalt tack coat is applied to the surface which is followed by the application of the reinforcing fiber. A layer of asphalt (minimum 1 1/2” thick) is then installed over the reinforcing fiber. This method of construction is more expensive than Option 1 or 2, but gives longer lasting results. You can not use this method if the area of repair can not be raised the thickness of the overlay (drainage problems, doorway, Handicap access areas, etc.)

Option 4--Removal and Replacement of Asphalt

This option is the most expensive of all the options. With this option, the asphalt and sub grade are removed to stable to where the sub grade is stable and then replaced. Sometimes the depth of removal can be only the thickness of the existing asphalt but sometimes more material will need to be removed to facilitate the repair.

All of the options (with the exception of number 1) should be seal coated after the repairs.

Seal Coat

There are two purposes for seal coat, maintenance and aesthetic.

Maintenance
Asphalt is made up of different sizes of rocks, typically from 1/2 or 3/4 inch diameter to “sand”, and a binder material, oil. When asphalt is first constructed, is is very pliable and takes flexing and movement well. However, over time, the oil is oxidized and becomes brittle. Asphalt then does not flex, but cracks.

Seal coat slows the oxidation process thereby allowing the asphalt to stay flexible and not crack.
Also, the irrigation can have a bad effect on the asphalt. On most properties, the landscape, or rain water coming from the roof drains flows over the asphalt. When it does this, it carries away the small fines (or the sand) in the asphalt that helps the larger rocks stay in place. When this happens, the asphalt is weakened.

Seal coat “seals” the asphalt from the elements and stops the erosion from water movement.
Seal coat also “seals” small cracks that have developed in the asphalt, thereby keeping water from getting under the asphalt and causing more damage.

Seal coat should be installed every three years (more frequently in heavy use areas) to prolong the life of the asphalt.

Aesthetic
Seal gives the asphalt surface a new black appearance that enhances the look of the property.

We recommend Guardtop, manufactured by Vulcan Materials.