If you’ve lived in Denver for long, you know the climate can be brutal on asphalt.
From the freeze-thaw cycles in winter to the blazing UV exposure in summer, our roads and driveways take a beating year-round.
That’s why routine asphalt maintenance isn’t just a good idea—it’s a necessity if you want your pavement to last.
Whether you own a home in Wash Park, manage a commercial lot near Cherry Creek, or maintain roads in Montbello, understanding when—and how often—to schedule asphalt maintenance can save you thousands in repairs down the line.
Key Takeaways
- Denver’s intense sun and freeze-thaw swings beat up asphalt fast, causing cracks, fading, and potholes year-round.
- Sealcoating every 1–2 years protects against UV damage and keeps pavement looking sharp in neighborhoods like Sloan’s Lake.
- Crack sealing every 3–5 years blocks water from widening damage, especially before winter sets in across the city.
- Resurfacing should happen every 8–10 years in high-traffic areas like RiNo to keep pavement smooth and structurally sound.
- Full replacement may be needed after 15–25 years, especially in older zones like Five Points with weaker road foundations.
Recommended Asphalt Maintenance Schedule for Denver Properties
Here’s a quick breakdown of how often different types of asphalt maintenance should be done to keep Denver pavement in top shape.
Every 1–2 Years: Sealcoating
Sealcoating protects the surface from UV damage, moisture, and chemicals. In Denver, we recommend sealcoating every 1–2 years, depending on traffic volume and exposure.
For example:
- Residential driveways in Park Hill or Sloan’s Lake can often go two years between coats.
- Commercial lots near Downtown or along Colorado Boulevard should be done annually to handle heavy vehicle loads and exposure.
Sealcoating not only improves longevity but also restores that sleek, jet-black appearance.
Every 3–5 Years: Crack Sealing
Small cracks are normal, especially in areas like Highlands or Stapleton, where soil shifting can contribute to surface movement. But if left untreated, they’ll expand and lead to structural issues.
Crack filling and sealing can fill those gaps before water can get in, freeze, and widen them. Doing this every few years, especially before winter hits, is one of the smartest preventative steps you can take.
Every 8–10 Years: Resurfacing or Overlay
Even with regular upkeep, your asphalt will eventually wear down.
In Denver, asphalt overlay or resurfacing is typically needed every 8–10 years. This involves applying a new asphalt layer over the existing base—ideal for lots in high-use areas like RiNo or around Mile High Stadium, where vehicle traffic is nonstop.
Every 15–25 Years: Full Replacement
If your pavement has widespread cracking, alligatoring, or foundation issues, a full replacement may be required.
Denver’s older neighborhoods—like Five Points or Baker—often see this timeline due to older, less stable subgrades.
Why Denver’s Climate Demands Frequent Asphalt Maintenance
With Denver’s wide temperature swings and frequent freeze-thaw cycles, it’s easy to see why untreated asphalt doesn’t last long here. We get over 300 days of sunshine a year, but that sun is intense thanks to our high elevation. UV rays can dry out and oxidize asphalt quickly, leading to cracks and brittleness.
In the winter, moisture seeps into cracks and expands when it freezes. By spring, you’re left with potholes, crumbling edges, and serious safety hazards, particularly in high-traffic areas like Colfax Avenue or Federal Boulevard.
Signs Your Asphalt Needs Attention Now
Keep an eye out for these red flags:
- Cracks wider than ¼ inch
- Faded color and surface dullness
- Dangerous potholes or low spots holding water
- Loose gravel or broken edges
- Vegetation growing through cracks
If you see any of these issues on your property—whether it’s a driveway in Hilltop or a parking lot near Union Station—it’s time to call in the pros.
Get Long-Lasting Protection for Your Asphalt
Undeniably, Denver’s climate is rough on asphalt. The freeze-thaw cycles, intense sun, and occasional hailstorms don’t give your pavement much of a break. If you’re tired of constant patch jobs or worrying about safety issues, it’s time to take a more proactive approach.
At ABC Asphalt, Inc., we help homeowners and business owners across Denver stay ahead of costly repairs with professional asphalt maintenance services. From sealcoating driveways in Lowry to resurfacing commercial lots off I-25, we know what it takes to protect your investment long-term.
Give us a call today to schedule your inspection or request a quote. We’ll help you build a maintenance plan that fits your property and your budget—so you can stop stressing about cracks and start enjoying smooth, long-lasting pavement.
