Every open crack in your lot is a funnel for water. In a Michigan winter, that water freezes, expands, and breaks the asphalt apart from underneath. Today's crack is next spring's pothole. We fill cracks on commercial lots across Oakland, Wayne, and Macomb County before they get expensive.
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Asphalt rarely fails from the top down. It fails when water gets under the surface and softens the base. Once the base is weak, traffic pushes the asphalt down, cracks spread into a web, and chunks break loose.
Crack filling stops that cycle at the start. Cracks are cleaned out and filled with a flexible, rubberized sealant that moves with the pavement as it expands and contracts. That keeps water out of the base and adds years to the life of the lot for a small fraction of what patching or resurfacing costs.
Crack filling also has to happen before sealcoating. Sealcoat alone won't hold a crack closed.
Web-pattern alligator cracking means the base has failed. That area needs patching, not filling.
We map the cracks worth filling and flag any areas that need patching instead.
Cracks are cleared of dirt, weeds, and loose material so the sealant bonds to solid asphalt.
Flexible sealant goes into each crack, finished flush so it doesn't get torn up by plows.
Most areas reopen quickly. If you're sealcoating and restriping, those follow on schedule.
Spring and fall work well in Michigan. In cooler weather, asphalt contracts and cracks open wider, so more sealant gets in. Filling before winter keeps meltwater out during the freeze-thaw season.
Filled cracks typically hold for a few years. New cracks will keep forming as the lot ages, so most properties fill cracks every year or two, often paired with sealcoating.
People use the terms interchangeably. Technically, sealing uses more flexible material for cracks that move a lot, while filling targets wider, more stable cracks. We'll use the right approach for what your lot has.
Yes, filled cracks show as dark lines. Sealcoating over them afterward gives the lot a more uniform look.
Striping, sealcoating, patching, ADA layouts: get a straight quote from a crew that handles all of it.
