What commercial property managers need to know before blaming winter storms
If you manage a parking lot in New Jersey, you’ve probably heard this a hundred times:
“The snow destroyed our asphalt this winter.”
But here’s the truth most contractors won’t explain clearly:
And New Jersey happens to be one of the worst climates in the country for those.
No. Snow alone does not harm asphalt.
Water penetration + freeze–thaw expansion.
Typically 55–75+ cycles per year, depending on the winter and what part of New Jersey your property is in. Higher elevations experience more while lower elevations closer to the coast receive less.
Each cycle increases trapped water by ~9%, slowly breaking down the pavement from the inside.
Most people picture snow like this:
❌ Snow falls → asphalt cracks
But what really happens is:
✅ Snow melts → water enters cracks
✅ Temperature drops below 32°F → water freezes
✅ Ice expands → asphalt pushes apart
✅ Repeats 60+ times → pavement fails
It’s basically death by 1,000 tiny expansions.
New Jersey winters hover around freezing constantly.
Not cold enough to stay frozen.
Not warm enough to stay dry.
That’s the worst possible combo.
Each swing = 1 freeze–thaw cycle
Compare that to:
When water freezes:
It expands about 9% in volume.
Inside your asphalt, that expansion acts like a tiny hydraulic jack.
Do that 60 times?
Now you’ve got:
By spring, it looks like the snow caused it…
…but the damage was happening under the surface all winter long.
This misunderstanding leads to the wrong decisions:
❌ Wait until spring
❌ Patch potholes only
❌ Ignore cracks
❌ Repeat every year
✅ Seal cracks before winter
✅ Keep water out
✅ Sealcoat aging asphalt
✅ Fix weak spots early
✅ Budget proactively
Because once water gets underneath?
It’s game over.
We see this constantly at commercial properties:
October:
Hairline cracks — easy $2–3K repair
March:
Same area — potholes + base failure → $15–30K repair
Same asphalt.
Same winter.
Just ignored.
Some companies almost like the myth:
“Winter wrecked it — you need paving.”
But the truth is:
Most lots don’t need replacement.
They need:
Maintenance extends life from 10 years → 20–25+ years
That’s not an expense.
That’s asset protection.
Instead of just “bidding work,” we help owners understand:
Because education first → trust second → work third.
(Not the other way around.)
If you’re in NJ and your lot looks rough after winter:
We’ll:
✅ Review photos or drone shots
✅ Identify freeze–thaw damage vs normal wear
✅ Prioritize repairs
✅ Give budget ranges
✅ Tell you honestly if you don’t need anything
No scare tactics. No “replace everything.”
Just straight answers.
Snow doesn’t ruin asphalt.
Water + freeze–thaw cycles do.
Control the water → control the damage → double the lifespan.
That’s how smart property owners win in New Jersey.