Asphalt Is Built to Last — But Only If You Treat It Right

You’ve invested in new pavement — now the big question is:
How long will it actually last?

Whether it’s a driveway in Seekonk or a commercial parking lot in Providence, the lifespan of asphalt paving depends on key factors like installation quality, weather conditions, and how well you maintain it.

Let’s break it all down.

What’s the Average Lifespan of Asphalt Paving?

Most well-installed asphalt surfaces last 15 to 30 years — but that range can swing based on location, use, and care.

Paving Type and Expected Lifespan

• Residential Driveway - 20–25 years

• Private Roads - 20–30 years

• Commercial Parking Lots - 15–20 years

• Sport Courts - 10–15 years

• Subdivision Streets - 20–30+ years

New England weather — including freeze-thaw cycles, plowing, and salt — means Massachusetts and Rhode Island pavements need extra attention.

What Impacts Asphalt Longevity?

Here are the biggest lifespan killers (and how to stop them):

Factor - Effect - What to Do

• Poor Drainage - Water pooling causes cracks & erosion - Add slope or French drains

• Freezing & Thawing - Cracks expand each cycle - Sealcoat before winter hits

• Heavy Vehicle Traffic - Increases wear and rutting - Use thicker commercial-grade asphalt

• No Maintenance Plan - Allows small cracks to become major damage - Schedule annual inspections

• Tree Roots - Disrupt paving from underneath - Trim nearby roots pre-installation

How to Extend the Life of Your Asphalt (Without Breaking the Bank)

• Sealcoating
  Apply every 2–3 years to protect against UV rays, oil spills, water, and salt.

• Crack Filling
  Fill cracks under 1” wide to prevent water intrusion and potholes.

• Proper Edging
  Install solid borders (gravel or concrete) to prevent edges from crumbling.

• Clean Regularly
  Remove leaves, debris, or standing water to reduce surface breakdown.

• Snow Removal Strategy
  Use rubber-tipped shovels or plows; avoid metal blades that scrape surface coats.

Real Questions from Property Owners (PAA Style)

Can I repave over old asphalt?
Yes — it’s called an asphalt overlay. But only if the base layer is stable and there’s no major damage.

Is asphalt cheaper than concrete long-term?
Usually yes. Asphalt is cheaper upfront and easier to repair, though it requires more routine maintenance.

When is the best time of year to install asphalt?
Late spring to early fall — temps should be 50°F+ for proper curing.

What does it mean when asphalt turns grey?
That’s oxidation. It’s natural but a sign it’s time to sealcoat and protect it.

Visual: Timeline of a Healthy Asphalt Surface

Years Since Install and What to Do

Year 0 - Install + compact base properly

Year 1–2 - First sealcoat

Year 3–5 - Crackfill + minor repairs

Year 6–8 - Second sealcoat

Year 10–15 - Evaluate for overlay or patch

Year 20+ - Full replacement if needed

Local Insight: Asphalt in New England = A Tough Job

Cold winters, plowing, and coastal salt mean Seekonk-area paving takes a beating. That’s why All-Phase Asphalt uses high-quality, weather-adapted mixes and strategic layering techniques for long-term results.

“We pave to handle all four seasons. From sport courts in Cranston to driveways in Swansea, we build it right from the start.”
– All-Phase Asphalt Crew Lead

Why Clients Choose All-Phase Asphalt

With 25+ years of experience and projects across Massachusetts and Rhode Island, our team delivers:

✅ Fully licensed & insured asphalt experts (RI #13328)
✅ Residential & commercial paving
✅ Milling, overlays, repairs, and sealcoating
✅ Parking lots, roads, driveways, and courts
✅ Transparent pricing and clean work sites

📞 Want Pavement That Lasts 20+ Years? Start With the Right Team
Call (508) 336-0064 or visit allphaseasphaltpaving.com to schedule your free estimate.