ForConstructionPros.com

How long will my asphalt last? What can I do to make it last longer? How can I get the most out of my investment in an asphalt pavement?

Those questions and others like them are asked regularly of pavement maintenance contractors throughout the country, and how you answer them can have an impact on your relationship with your client and your reputation in the market.

One of the first things property managers need to understand is that asphalt pavement — like just about everything else — has a finite life. It begins deteriorating almost as soon as it's constructed and while there are steps that can and should be taken to maintain the pavement and extend its life, eventually the asphalt will deteriorate to the point where it will need to be replaced.

But that can be a long-term proposition. Properly constructed and maintained asphalt pavements can easily be expected to last upwards of 15 or 20 years. Poorly constructed or improperly maintained pavements can last as little as half that time.

"There's a lot of controversy over how long asphalt will last," says Charles Bushell, executive director of STAR Inc. "The answer is it depends on a variety of factors, including the traffic, the location, the climate, and a host of other variables. So how long asphalt will last depends on the conditions it's exposed to. While I can't tell you your asphalt pavement will last X amount of years, I can tell you it will last longer if you maintain it properly and use a sealcoat."