Maintaining your commercial pavement isn’t just about looks—it’s about safety, liability, and long-term cost savings. As a commercial property owner, knowing when to seal cracks and when to opt for full repaving can help you protect your investment and keep your property functioning smoothly.
In this guide, we’ll break down the key signs to watch for, and help you understand the difference between crack sealing and repaving—so you can make informed, timely decisions.
The Importance of Timely Pavement Maintenance
Commercial parking lots and driveways face constant wear from traffic, weather, and seasonal freeze-thaw cycles. Left unaddressed, small cracks can quickly turn into costly liabilities like potholes, water damage, and structural failure.
That’s why proactive maintenance is critical. Two of the most effective maintenance strategies are crack sealing and repaving—but each serves a different purpose.
What Is Crack Sealing?
Crack sealing is a preventative maintenance method that involves filling surface-level cracks in asphalt to prevent water infiltration and further damage. It’s an effective, budget-friendly solution for pavement that is still structurally sound but showing early signs of wear.
Signs You Should Seal Cracks:
- Visible linear cracks (less than ½ inch wide)
- No major potholes or depressions
- Surface still relatively smooth
- Cracks appearing after winter or heavy rains
- Property under 5–7 years old or recently paved
Benefits of Crack Sealing:
- Extends pavement life by 3–5 years
- Prevents water from seeping in and damaging the base
- Reduces the need for full-scale repairs
- Cost-effective for ongoing maintenance
Crack sealing is often recommended annually, especially for commercial properties exposed to heavy traffic.
When Is Re-Paving Necessary?
While crack sealing can hold off deterioration, there comes a point when a more permanent solution is needed. If the pavement is beyond surface-level damage, repaving becomes essential.
Signs It’s Time to Re-Pave:
- Widespread cracking (alligator cracking, block cracking)
- Frequent potholes
- Drainage problems
- Uneven surfaces or sinking
- Asphalt over 15–20 years old
- Previous repairs are no longer holding
Benefits of Re-Paving:
- Restores full surface integrity
- Improves curb appeal and property value
- Increases safety for vehicles and pedestrians
- Eliminates ongoing patchwork costs
- Prepares your property for long-term durability
Crack Sealing vs. Re-Paving: Quick Comparison
| Feature | Crack Sealing | Re-Paving |
| Cost | Low | High |
| Timeline | 1–2 days | Several days |
| Lifespan Extension | 3–5 years | 15–20 years |
| Best For | Minor surface cracks | Structural damage, aged pavement |
Why Timing Matters
Delaying repairs or maintenance often leads to larger issues and more expensive fixes. Acting early—either with crack sealing or repaving—can help you:
- Avoid business disruptions
- Maintain a safe environment for customers and employees
- Preserve your property’s appearance and reputation
Plan Ahead: Seasonal Considerations
- Spring & Summer: Ideal for both sealing and repaving due to dry, warm conditions.
- Fall: Good for crack sealing before winter.
- Winter: Emergency pothole repairs only; full paving is not recommended.
Partner With a Trusted Commercial Asphalt Contractor
At 5 Star Paving, we help commercial property owners across Ontario maintain safe, durable, and great-looking pavement. Whether your parking lot needs basic crack sealing or a full repaving solution, our experienced team can assess the condition and recommend the best course of action.
We provide:
- Free, on-site inspections
- Honest assessments and estimates
- Reliable, high-quality workmanship
- Scheduling that minimizes business disruption
Don’t wait until cracks turn into craters. If you notice visible surface damage or your asphalt is nearing the end of its lifespan, it’s time to act. Routine crack sealing and timely repaving are the keys to maximizing the life of your pavement and avoiding costly repairs down the line.
Need a pavement assessment?
Get in touch with 5 Star Paving today to schedule your free commercial site evaluation.