The polar vortex and freeze–thaw cycles in New Jersey are about to create potholes, heaved asphalt, and drainage failures. Here’s what commercial property owners should inspect now to prevent liability claims and costly repairs.
Every winter in New Jersey, we get a few cold days.
But when a polar vortex parks itself over the state like it has this week, it’s different.
This isn’t just “cold weather.”
It’s the kind of deep freeze that quietly damages parking lots — and then surprises property owners a few days later when temperatures rise above freezing and everything starts to fall apart.
If you manage or own a commercial property, this week is when problems begin showing up fast.
And if you wait until spring?
You’re often too late — and now you’re dealing with:
Let’s walk through what’s happening and exactly what to look for.
Asphalt isn’t solid like concrete — it’s flexible and porous.
When temperatures drop into the teens or single digits:
Repeat that cycle 5–10 times in a week and you get:
👉 potholes
👉 sinking areas
👉 heaving
👉 drainage failures
This week’s forecast — deep freeze followed by above-freezing temps — is the exact recipe for damage.
Potholes often appear fast — sometimes literally overnight.
They usually show up:
Risk:
What to do this week:
Drive the lot slowly and look for dark depressions or loose chunks.
When frozen ground expands underneath the pavement, it literally pushes the asphalt upward.
This creates small “speed bumps” or lips.
Sometimes it’s only 1–2 inches — which is exactly the height that causes trips.
Risk:
What to do this week:
Walk entrances and pedestrian routes. Feel for height differences with your foot.
Drainage structures move more than anything else in winter.
The metal and concrete expand differently than asphalt.
So you’ll see:
Risk:
What to do this week:
Check every drain after snow melts. Look for rocking or gaps.
Small hairline cracks today become big problems by spring.
If water keeps entering, those cracks turn into:
➡️ potholes
➡️ base failures
➡️ expensive patching
What to do this week:
Flag any crack wider than ¼”.
These should be sealed ASAP before the next storm.
Walk or drive your property and check:
☑ Entrances
☑ Main drive lanes
☑ Loading docks
☑ Sidewalk transitions
☑ Catch basins
☑ ADA routes
If something looks questionable — it probably is.
Here’s what we see every year:
| Repair Timing | Typical Cost |
|---|---|
| Early pothole repair | $300–$500 |
| Ignored → base failure | $2,000–$5,000+ |
| Slip & fall claim | $10,000–$50,000+ |
| Vehicle damage claim | unpredictable |
Most winter issues are cheap if caught early and expensive if ignored.
At FixAsphalt, we perform:
If you want a second set of eyes, we’re happy to:
👉 walk the property
👉 identify risks
👉 prioritize what actually needs attention now vs later
No obligation. Just practical advice.
Schedule a quick winter pavement check here:
👉 FixAsphalt.com
Winter damage doesn’t happen all at once.
It shows up quietly over a few warm days after a freeze.
This week is that window.
A 15-minute inspection now could prevent a lawsuit later.