Ask yourself a simple question:
If you had even a small leak in your basement wall that allowed water in, would you ignore it?
Of course not.
You’d call a foundation or waterproofing contractor immediately—because everyone knows water intrusion causes major structural damage.
Yet commercial property owners and managers walk across cracked asphalt every single day without realizing the same thing is happening under their parking lot surface:
Water is infiltrating the base.
Void formation is beginning.
And pavement failure is already underway.
In Central and Northern New Jersey, this is even more severe. Unlike coastal regions on the East Coast, such as NJ, DE, MD, VA, NC, SC & GA with sandy, free-draining soils, inland areas typically sit on dense clay subgrades that trap water beneath the pavement.
In a parking lot built on clay, water gets stuck under the asphalt — and destroys it.**
This guide explains:
Why crack sealing matters
How it’s performed
Techniques to improve longevity
2026 pricing
How often cracks should be inspected and sealed
This is the most complete crack sealing guide available for commercial property managers in 2026.
Yes. It is the single most cost-effective pavement preservation service, preventing water infiltration that leads to potholes, alligator cracking, and expensive repaving.
Typical 2026 pricing is $0.90–$1.50 per linear foot, depending on routing, lot size, and crack severity. For routing, the typical 2026 pricing is $1.50 - $3.00 per linear foot.
Most properties should inspect and seal cracks twice per year — spring and fall.
Water infiltrates the base, especially in clay-based soils, leading to erosion, freeze–thaw expansion, structural failure, and costly mill-and-pave projects.
Yes. Crack sealing can absolutely be performed in winter as long as the contractor does not use a basic “blow & seal” method.
To achieve proper adhesion in cold or damp conditions, the crack must be:
Heat lanced to evaporate moisture and remove road salts, or
Routed to remove contaminated material and create a clean bonding channel
When these methods are used, crack sealing is exceptionally effective in winter and is actually a brilliant strategy—because it stops water from entering cracks before freeze–thaw cycles make them worse. The cracks are at their widest to receive the most sealant. Due to these additional preparation methods and additional sealant, expect a cost increase of 10-15%.
Crack sealing is the process of filling asphalt cracks with a hot, rubberized material to prevent water from entering and damaging the base.
Unsealed cracks allow:
Water to erode the stone base
Freeze–thaw cycles to widen cracks
Oxygen to accelerate asphalt brittleness
Cracks to connect and form alligator cracking
Potholes and base failures to develop
Crack sealing prevents all of these issues at a fraction of replacement cost.
Even though it seems simple, proper crack sealing requires specialized equipment and strict process control.
Using high-pressure air, wire wheels, or crack cleaning machines, contractors remove debris, vegetation, and moisture so the rubber can bond correctly.
The crack is heated to evaporate remaining moisture and improve adhesion — especially important during cooler months.
Sealant is heated to approximately 380–400°F and poured or injected into the crack so it fills from the bottom up.
There are two primary application methods for placing crack sealant: squeegee and overband. Each performs differently based on crack size, movement, and routing.
A thin film of sealant is smoothed over the crack so it sits flush with the asphalt surface.
This creates a clean, uniform look and works best when:
The crack has been properly routed
The crack is wide enough to hold material
You want a less visible finished appearance
Important:
Squeegee applications are not ideal for small or actively moving (“working”) cracks.
Because the squeegee leaves only a thin layer of sealant at the surface, cold temperatures can quickly cause the crack to reopen, reducing effectiveness.
This method places a 3-inch-wide band of sealant, approximately 30 mils thick, over the crack.
This creates a flexible bridge of material that:
Allows movement during expansion and contraction
Leaves enough rubber at the surface to remain effective through seasonal temperature swings
Provides longer-lasting protection for non-routed or narrow cracks
Overbanding is especially recommended when cracks are small, tight, or likely to move—and when routing is not performed.
Parking lots typically reopen within 20–30 minutes. By broadcasting a black beauty slag over the fresh crack sealant, it can usually be opened to traffic in under 5 minutes, as the slag creates a barrier and prevents car wheels from picking up the sealant and tracking as long as air temperatures are under 80 degrees and not humid.
Not all crack sealing is equal. These enhancements significantly improve service life:
A specialized machine widens and shapes the crack to allow:
More rubber volume
Better bonding
Longer durability
Evaporates moisture and creates an ideal bonding surface, especially useful in spring and fall.
Material quality matters. Premium sealants last longer and handle movement better.
Commercial crack sealing is extremely affordable relative to the damage it prevents.
$0.90–$1.50 per linear foot
Factors affecting cost:
Linear footage
Crack width
Routing
Pavement temperature
Mobilization requirements
Traffic control needs
Most commercial contractors charge a minimum of $1,500–$3,500, depending on site size and travel.
Cracks are dynamic — they expand and multiply throughout the year.
Inspect cracks twice per year:
Spring: After winter freeze–thaw cycles expose new cracks
Fall: Before cold weather locks moisture beneath the pavement
As soon as they appear.
Waiting allows the damage to compound exponentially.
Your parking lot is a capital asset, just like your roof.
Ignoring cracks is the same as ignoring a water leak in a foundation wall — it leads to structural damage you could have prevented.
Crack sealing:
Stops water infiltration
Prevents potholes and base failures
Extends pavement life by 3–7 years
Delays or eliminates six-figure paving projects
And in clay-based regions like Central and Northern NJ, unsealed cracks almost guarantee accelerated failure.
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