Your parking lot or commercial driveway is one of your most important assets — but if it’s not properly maintained, it can become one of your biggest liabilities. Cracks, potholes, and drainage issues can develop faster than you think in New England’s tough climate.
At J. Perry Paving, we specialize in helping Rhode Island businesses preserve their pavement and protect their investment. Here are our top asphalt maintenance tips to keep your surface smooth, safe, and long-lasting.
1. Keep It Clean Year-Round
Regular sweeping removes debris, dirt, and chemicals that can eat away at your asphalt. Trash and leaves trap moisture, while oil and gas leaks soften the surface.
Best practices:
- Sweep monthly
- Power wash oil spots
- Check drains for blockages
→ Consider adding this to your building’s routine property maintenance checklist.
2. Fill Cracks as Soon as They Appear
Small cracks lead to big problems. Water seeps in, freezes, expands, and causes deeper damage.
What to do:
- Monitor for cracks seasonally
- Use professional-grade crack filler
- Schedule repairs before winter
Pro tip: Autumn is the ideal time to prep for freeze-thaw cycles.
3. Seal Coat Every 3–5 Years
Seal coating adds a protective layer that shields asphalt from:
- UV damage
- Water intrusion
- Oil and chemical stains
- Oxidation (which makes pavement brittle)
Seal coating also revives faded surfaces, keeping your lot looking sharp and professional.
→ How Seal Coating Saves You Money Over Time (Link to: How Seal Coating Saves You Money Over Time)
4. Address Drainage Issues Early
Standing water causes surface breakdown and weakens the base layers below. If you notice:
- Pooling after rain
- Soft spots
- Erosion around edges
…it’s time to fix the slope or drainage system before the damage worsens.
5. Prep for Winter Properly
Rhode Island winters are tough on pavement. Snowplows, salt, and freezing temperatures all accelerate wear and tear.
Winter asphalt maintenance checklist:
- Inspect and seal cracks before the first freeze
- Mark curbs and medians to avoid plow damage
- Use asphalt-safe de-icers
- Avoid stacking plowed snow on vulnerable sections
6. Schedule Regular Inspections
Even if your lot looks fine on the surface, hidden issues could be forming below. Have a professional inspect your lot at least once per year.
At J. Perry Paving, we provide free, no-pressure evaluations for commercial clients. We’ll walk your property, identify potential issues, and recommend realistic next steps.
→ Book a free inspection today
Why Rhode Island Businesses Trust J. Perry Paving
We’ve been helping local businesses protect their lots for over 20 years. From hospitals and retail stores to office parks and apartment complexes, we provide:
- Durable asphalt installation and resurfacing
- Preventative maintenance and repairs
- Custom care plans based on traffic and property type
- Local expertise, licensed crews, and zero guesswork
→ See our commercial paving services
Final Thoughts
Proper asphalt maintenance doesn’t just prevent repairs — it extends the lifespan of your pavement and protects your business’s bottom line. Whether you manage a small lot or a large commercial property, consistent upkeep is the key to long-term savings and safety.
Need a maintenance plan or repair estimate?
Contact J. Perry Paving and keep your pavement performing year-round.