This winter’s arctic freeze in New Jersey in January 2025 brought with it a wave of extreme cold temperatures, accompanied by heavy snowfall and layers of ice, which together created perilous conditions for asphalt parking lots across the region. The severity of this weather event is unprecedented, as we have not experienced such consistently frigid arctic temperatures in New Jersey, coupled with a persistent snow cover on asphalt surfaces, in over a decade.
This unusual and prolonged cold spell is likely to catch shopping center owners and managers by surprise, as they may not be fully prepared for the extent of the damage that will become apparent once the snow starts to melt. The ground begins to thaw in the coming days, with warmer temperatures on the horizon, so both potholes and catch basin collapses will appear almost overnight.
For those responsible for the upkeep of shopping centers, these extreme weather conditions have probably inflicted considerable damage on parking lots—some of which is immediately visible, while other issues may be lurking beneath the surface, hidden from view for now but will become visible as the weather warms up.
It is crucial to address these problems promptly to ensure the safety, functionality, and longevity of your property’s asphalt. By doing so, you can maintain a positive shopping experience for your tenants and their customers, who rely on well-maintained parking facilities for convenience and safety.
Catch basins, which are crucial components of a parking lot's drainage system, often deteriorate out of sight because they are typically hidden beneath the surface. Unless you take the time to remove the grate and conduct a thorough inspection inside, these issues can go unnoticed. The deterioration process usually begins with the immense weight of traffic constantly driving over them, which exerts pressure on the structure. Additionally, the heavy weight from snow removal equipment, such as plows and trucks, can exacerbate the problem. Over time, the bricks and blocks that form the catch basin's structure start to weaken and deteriorate. As this deterioration progresses, a sinkhole may begin to form, compromising the integrity of the entire system. Once a sinkhole starts to develop, it's only a matter of time before a complete collapse occurs, potentially leading to significant damage and costly repairs. Therefore, regular inspections and maintenance are essential to prevent such catastrophic failures and ensure the longevity and safety of the parking lot infrastructure.
You might leave your shopping center on a Friday with the temperature at 19°, noticing only cracks in the asphalt, but by Monday, after the weekend temperatures rise into the 40s, it can seem as though potholes have appeared overnight.
How the Arctic Freeze Damages Asphalt
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Freeze-Thaw Cycles:
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Water from melting snow or ice seeps into cracks in your asphalt surface. As temperatures drop, the water freezes and expands, widening cracks and creating structural stress. Repeated freeze-thaw cycles accelerate the formation of potholes and weaken the pavement’s integrity.
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Subgrade Damage:
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Extended exposure to freezing temperatures can compromise the subgrade layer beneath the asphalt, resulting in uneven surfaces, depressions, and instability that worsen with temperature changes. In areas of New Jersey, like Central or Northern regions, where clay is present, water can seep beneath the parking lot and become trapped between the asphalt and clay. This situation, invisible from the surface, can cause the parking lot to deteriorate significantly over a few years due to the ongoing freeze-thaw cycles that trap water in the subgrade. Subgrade damage is often hidden until it becomes severe. This means the affected area will need to be excavated and replaced to address the inadequate subgrade materials that support your asphalt parking lot
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De-icing Chemicals and Salt:
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Although de-icing agents are crucial for safety, they can gradually damage the asphalt surface by removing protective layers and leading to early deterioration. If your pavement hasn't been seal-coated previously, it remains vulnerable to the corrosive effects of salt used in ice control operations.
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Heavy Snow Removal Equipment:
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Plows and heavy machinery can cause additional damage, especially if the asphalt already has cracks or weak areas. Improper snow removal techniques often result in scrapes, gouges, and dislodged aggregates, particularly in high-traffic areas near store entrances or loading zones.
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Signs of Damage to Watch For In Your Shopping Center Parking Lot
As the snow melts and temperatures stabilize in your New Jersey Shopping Center, it’s essential to inspect your parking lot for signs of winter damage:

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Cracks, Potholes & Alligatoring: Look for new or widening cracks and potholes. These are often the most obvious signs of winter stress.
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Pooling Water: Areas where water doesn’t drain properly indicate depressions or subgrade issues. Standing water in busy shopping center lots can deter customers and create hazards.
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Faded Striping: Winter wear and salt application can fade parking lot lines, reducing visibility and safety. Clear striping is critical for efficient traffic flow and ADA compliance.
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Raveling: Loose or dislodged asphalt aggregates are a sign that the surface is deteriorating, which can lead to more significant damage over time.
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Heaving or Buckling: Uneven surfaces may indicate damage to the subgrade or excessive freeze-thaw stress, creating trip hazards for pedestrians.
Steps to Monitor and Repair Winter Damage In Your Shopping Center Parking Lot
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Perform a Thorough Inspection:
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Walk your parking lot or hire a professional to assess visible and hidden damage. Focus on high-traffic areas, such as near store entrances, pedestrian pathways, and loading docks.
During the winter, it's recommended to have an asphalt preservation expert inspect your parking lot at least twice to identify areas needing immediate repair, preventing further damage that can't wait until spring. These repairs often involve critical safety issues, such as heaved asphalt and concrete, potholes, catch basins, and large cracks.
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Seal cracks as soon as possible to prevent water from seeping into the base layers. Crack sealing is a cost-effective, preventative solution to avoid more significant problems that could disrupt shopping center operations.
It's a myth that crack sealing can't be done during the winter. While winter crack sealing can be challenging, it is possible with the right contractor and proper preparation equipment. The contractor must have the necessary tools, including a heat lance, to clean the crack of any debris or salt and to dry any moisture. They should also use professional crack sealing equipment for specific materials applied through an oil-jacketed melter, which provides longer-lasting results compared to materials applied through a direct fire melter, which is less elastic.
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Repair Potholes with Infrared Asphalt Restoration:
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Infrared asphalt repair technology is ideal for fixing potholes and small deteriorated areas. It’s efficient, long-lasting, and ensures a seamless bond with the existing asphalt, minimizing disruption to shoppers and tenants. Infrared asphalt repairs can be completed all winter long as long as it's not snowing or raining.
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Restore Surface Integrity with Sealcoating:
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After repairs, apply a fresh sealcoat to protect the asphalt from future weathering and de-icing chemicals. This also enhances the lot’s appearance, contributing to a positive first impression for customers. Asphalt sealcoating is best performed from April 15 till October 15th in New Jersey.
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Repaint faded lines to improve safety and maintain compliance with local regulations. Clearly marked spaces enhance traffic flow and parking efficiency, making the shopping experience smoother.
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Ensure catch basins and drainage systems are clear and functioning properly. Address any low spots where water tends to collect, as these can quickly turn into larger problems. If you have a Highwater table in your area regularly and spec to your shopping center to make sure underground water is not present. Underground water will quickly deteriorate your asphalt and becomes a slip-and-fall liability in the winter when it ices.
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Proactive Maintenance for Long-Term Durability
Don’t wait until the next winter freeze to address these issues. A proactive maintenance plan can save you money, prevent liability risks, and extend the life of your asphalt. Regular maintenance also ensures your shopping center provides a safe and welcoming environment for tenants and customers alike.
Protect Your Shopping Center’s Parking Lot Today
This winter’s arctic freeze may have taken a toll on your parking lot, but it’s not too late to take action. FixAsphalt.com specializes in inspecting, repairing, and maintaining shopping center parking lots throughout New Jersey. From crack sealing to full-depth repairs, we have the expertise and technology to restore your asphalt and protect your investment.
Please reach out to us today to discuss a parking lot inspection and customized maintenance plan. Let’s ensure your shopping center is ready for the seasons ahead!
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