If you have an asphalt parking lot or roadway, chances are it’s feeling pretty stressed out right now.

Chicago winters are unforgiving, and that’s just as true for pavement surfaces as it is for you and me. Every year a destructive cocktail of ice, snow, and fluctuating temperatures takes its toll on streets and parking lots across the region. The freeze-thaw cycle that accompanies the season is the biggest culprit in the stress cracks, potholes, and surface damage our customers see when the snow melts and spring approaches.

Although you might not realize it by driving some area roads, asphalt is one of the most resilient and reliable building materials used today. Of the more than 2 million miles of paved roads in the United States today, 94 percent is surfaced with asphalt, and that’s not even factoring in the private businesses and residences utilizing asphalt. You’d spend years on Google Earth in a futile attempt to tabulate that kind of square footage. But what we do know is that an asphalt surface, when installed by a reliable contractor and properly maintained, actually can have a lifespan approaching 20 years. That’s a longer shelf life than most of the cars that will ever drive on it.

So while we may never be able to control the weather, property owners and managers can outsmart it and its devastating effects on pavement by getting serious about regular preventive maintenance. The best time to both assess your parking lot needs and solicit professional services is in the early spring. Most paving contractors are willing to provide more favorable terms regarding scheduling and even pricing if you approach them and sign service agreements before the demanding and overbooked summer months.

To maximize your parking lot and roadway investment and prevent Mother Nature from letting it crumble, you and your paving contractor should focus on the following cost-effective maintenance solutions as soon as the snow melts for good:

Pothole patching. Cold patching is a temporary fix most often employed before the cold months end and the asphalt plants are fully open for business. Potholes and severely damaged areas should be cut out and re-filled with a hot mix when the weather improves to ensure water does not penetrate deep into the surface, causing further decay.

Crack-filling. Long, deep cracks should be fully routed and filled as soon as possible to stop them from spreading and expanding throughout the pavement until wholesale areas sink and require costly replacement. Additionally, don’t just settle for a quick surface sealant application to protect the asphalt base beneath the cracked area. A fully routed, or cleaned, problem area can increase your sealant performance and effectiveness by up to 50 percent.

Sealcoating. This is preventive maintenance at its most essential. A parking lot or roadway that has a sealer applied every 24 to 36 months is the best weapon in the fight against the freeze-thaw cycle and wear-and-tear. Sealcoating creates a powerful barrier against the elements (rain, ice, snow, and UV rays) as well as other potentially damaging substances such as rock salt, oil and gasoline, and other chemicals. Plus, in addition to its protective properties, a fresh application of sealcoat does wonders for the aesthetic appearance of an asphalt surface — giving it an inviting, renewed look at a fraction of the cost of a new parking lot.

Just like an oil change for your car, some fresh batteries in the smoke detector, and swapping out the furnace filter annually, forward-thinking maintenance procedures can put your mind at ease and relieve the stress of dollars lost to preventable maladies. Don’t wait until the warm summer months to assess your pavement situation and take control. Spring is the best time to “spring” into action.

Jim Distasio can be reached at (708) 222-1200 or jvd@mjasphaltpaving.com.