Pavement rarely fails overnight. It sends warning signs for years — and catching them early is the difference between a sealcoat and a full tear-out. Here are the seven we tell property managers to watch for.
1. Alligator cracking
Interconnected cracks that look like reptile skin signal base failure underneath. Spot areas can be patched; widespread alligatoring usually means it's time to resurface.
2. Potholes
Potholes are a liability and a sign water has gotten into the base. A few can be patched; a lot of them point to a deeper problem.
3. Standing water
Birdbaths and ponding mean the lot no longer drains. Standing water accelerates every other form of damage and needs to be corrected.
4. Fading to gray
Color isn't just cosmetic — a gray, dried-out surface has lost its protective binder and is oxidizing. It's the cue to sealcoat before cracking starts.
5. Widening cracks
Cracks wider than a pencil let water straight into the base. Sealed early, they're cheap; ignored, they become potholes.
6. Faded striping
Worn stall lines and missing ADA markings aren't just unsightly — they're a compliance and safety issue. Re-striping is fast and high-impact.
7. The lot is simply old
If your asphalt is past 15–20 years and has never been resurfaced, an overlay can give you a brand-new surface without the cost of full replacement. A free assessment will tell you which way to go.