Asphalt maintenance Burlington WI: keep your lot safe and lasting. Use our checklist tailored for Burlington businesses, download now and schedule a free quote with Armored Asphalt. A well-kept parking lot makes a strong first impression, protects your investment, and reduces liability. If you manage a storefront, office building, industrial site, or multi-tenant property in Burlington, a proactive plan will help your pavement stand up to traffic and Wisconsin weather. Use this guide to build a smart schedule, spot issues early, and know when to call in a professional crew.

Why Asphalt Maintenance Matters in Burlington WI

Parking lots in Burlington face wide temperature swings, freeze and thaw cycles, road salt, and heavy vehicle loads. Water gets into small cracks, freezes, expands, and turns tiny flaws into costly potholes. Sun and oxygen dry out the surface, which makes it brittle. Oil and chemicals soften the asphalt binder. All of this shortens pavement life without regular care. Smart asphalt maintenance Burlington WI property managers apply focuses on keeping water out, sealing the surface, and repairing damage quickly. The result is a smoother drive, fewer trip hazards, clear striping, and a lot that looks cared for. This protects your brand and reduces risk for customers and employees.

Quick-Glance Asphalt Maintenance Checklist

Use this checklist to plan routine tasks and schedule professional service. If you need help prioritizing, Armored Asphalt can complete a free on-site assessment and create a maintenance plan that fits your budget and calendar.

  1. Walk the lot each month. Look for new cracks, potholes, ruts, sinking around catch basins, and any standing water after rain.
  2. Sweep and clean weekly. Remove gravel, leaves, and trash so water flows to drains. Power sweep seasonally to prevent grit from grinding the surface.
  3. Address drainage. Clear catch basins and curb inlets. Adjust downspouts so water does not dump onto the asphalt. Correct ponding areas before winter.
  4. Fill cracks before they grow. Schedule high-grade rubberized crack filling once per year and as needed after winter. Always crack fill before sealcoating.
  5. Repair potholes fast. Use hot mix patching for durable results in the warm months. Use cold patch as a temporary winter solution to keep areas safe until a hot mix repair is possible.
  6. Sealcoat on a set cycle. Apply a two-coat sealcoat system every 2 to 3 years, or sooner for high-traffic areas. Sealcoat restores color, blocks UV, and keeps water out.
  7. Refresh striping. Repaint parking lines, arrows, ADA stalls, and crosswalks after sealcoating or when visibility fades. Confirm ADA spacing and signage.
  8. Secure the edges. Maintain clean edges along curbs and landscaping. Trim back vegetation and add topsoil where edges are crumbling to prevent undermining.
  9. Protect high-stress zones. Inspect dumpster pads, loading zones, drive-thru lanes, and entrances. Upgrade these areas with thicker asphalt or reinforced repairs if needed.
  10. Respond to oil stains. Degrease and prime oil spots before sealing or paving so coatings and asphalt can bond.
  11. Plan winter service. Set up snow plowing and ice control with a contractor that understands asphalt. Mark curbs and islands to prevent blade damage.
  12. Manage traffic loads. Reroute heavy trucks if possible. Use wheel stops or bollards to prevent vehicles from riding over curbs and islands.
  13. Update signage. Ensure stop signs, yield signs, speed markers, and fire lane markings are clear and mounted securely.
  14. Maintain safety features. Inspect guardrails, drains, manholes, and utility covers. Ensure lids are level with the pavement to avoid trip hazards.
  15. Schedule a yearly professional inspection. Have Armored Asphalt evaluate your lot, document issues with photos, and provide a written plan with pricing.

Season-by-Season Plan for Burlington Businesses

Early Spring

  • Inspect the entire lot after the thaw. Mark cracks, potholes, and plow damage.
  • Clean sand, salt, and debris to restore drainage and reduce abrasion.
  • Schedule crack filling as soon as temperatures stabilize.
  • Plan hot mix patching for areas that broke up over winter.
  • Book sealcoating and striping dates early to secure ideal weather windows.

Summer

  • Complete hot mix patches and skin patches where ruts or potholes formed.
  • Sealcoat in warm, dry conditions using a two-coat system.
  • Stripe the lot after sealing. Confirm ADA stalls and access aisles meet codes.
  • Re-level sunken utility boxes and fix low spots that hold water.
  • Review traffic flow and adjust signage or arrows for better circulation.

Fall

  • Do a final crack fill pass so water and ice cannot get into the pavement.
  • Power sweep and vacuum catch basins. Keep leaves off the surface.
  • Mark curbs, islands, and drains with tall reflective stakes for plow crews.
  • Confirm snow plow routes and stacking areas to protect the asphalt.
  • Plan any last-minute patches before cold weather shuts down hot mix plants.

Winter

  • Use cold patch for emergency potholes to keep the lot safe until spring.
  • Plow promptly and manage ice to avoid slips. Use deicers carefully around new asphalt and near landscaping.
  • Keep drains open during thaws to prevent refreeze and heaving.
  • Avoid metal shovels and chains on new sealcoat to prevent scratching.
  • Document damage so repairs can be scheduled early in the spring.

How Armored Asphalt Delivers Lasting Results

Armored Asphalt is a local asphalt paving and maintenance company based in Kenosha, Wisconsin. Our team serves homeowners and businesses throughout southeast Wisconsin and northeast Illinois, including Burlington. We focus on quality materials, skilled crews, and clear communication so your project is done right and on schedule. When you need asphalt maintenance Burlington WI property managers can trust, we are ready to help with a custom plan.

  • Paving: We install durable blacktop for driveways and parking lots. Proper base work and compaction give you a smooth, long-lasting surface.
  • Patching and Pothole Repair: We provide hot mix patching for strong, long-term repairs and cold patching as a temporary winter solution. Our crews routinely patch areas up to 10 inches by 20 inches and larger.
  • Sealcoating: Our two-coat sealcoat system refreshes color, blocks UV, and helps pavements last twice as long between sealing.
  • Crack Filling: We use high-grade rubberized crack fill. Cracks should be filled prior to sealcoating and as necessary before each winter.
  • Pavement Striping: After repairs and sealing, we stripe your lot to your exact layout and parking specifications, including ADA compliance.
  • Snow Plowing: In winter we offer commercial snow plowing in Kenosha, Pleasant Prairie, and Racine to keep driveways, parking lots, and sidewalks clean and safe.

We proudly serve Kenosha, Pleasant Prairie, Paddock Lake, Salem, Burlington, Union Grove, Yorkville, Raymond, Caledonia, Mount Pleasant, Sturtevant, Racine, Winthrop Harbor, Zion, Beach Park, Waukegan, and Gurnee. Call Armored Asphalt at (262) 515-4150 or email armoredsealcoating@gmail.com to schedule a free quote or to request our printable checklist.

Pro Tips to Maximize Pavement Life in Burlington

  • Think prevention first. Keeping water out of the asphalt is the single biggest factor in long pavement life. Crack fill and sealcoat on schedule.
  • Time work for the weather. Sealcoat and hot mix patches cure best in warm, dry conditions. Plan big jobs in late spring and summer.
  • Stage projects by area. If you manage a busy retail center, split work into halves or thirds so customers always have parking.
  • Protect the heaviest use zones. Dumpster pads, loading docks, bus stops, and entrances may need thicker asphalt, concrete pads, or more frequent maintenance.
  • Use clear traffic control. Fresh striping, stop bars, and arrows reduce confusion and accidents. Consider speed bumps only where needed and maintain them.
  • Fix small problems fast. A hairline crack can turn into a pothole within one season. Fast action keeps costs down.
  • Keep the surface clean. Dirt and debris hold moisture on the pavement and grind the surface under tires.
  • Document with photos. Keep a simple log of dates, services, and pictures. This helps with budgeting and vendor accountability.
  • Choose a local contractor. For asphalt maintenance Burlington WI properties benefit from a team that knows local codes, weather patterns, and scheduling challenges.
  • Budget annually. Set aside funds each year for crack fill and minor patches, then plan for larger sealing and striping every few years.

Common Questions About Asphalt Maintenance in Burlington WI

How often should I sealcoat my parking lot?

Most Burlington lots benefit from sealcoating every 2 to 3 years. High-traffic areas may need attention sooner. A two-coat system gives the best protection and looks better longer. Always fill cracks first so the sealer can form a tight surface seal.

Can Armored Asphalt work around my business hours?

Yes. We regularly schedule work early mornings, evenings, or weekends to reduce downtime. We can phase the project so customers and staff have clear, safe access during construction.

What temperatures are needed for repairs?

Hot mix patching and sealcoating perform best when daytime highs are at least in the 50s and rising with no rain in the forecast. In winter, cold patch can be used for temporary pothole repairs until hot mix plants reopen.

How long do I need to keep cars off fresh sealcoat?

Plan for 24 to 48 hours depending on temperature, humidity, shade, and traffic. We will post reopening times and provide barricades to protect the surface while it cures.

Do you handle ADA striping and signage?

Yes. Armored Asphalt lays out stalls, access aisles, and signage to meet ADA requirements and your local code. We can adjust your layout to improve traffic flow and safety.

What is included in a free quote from Armored Asphalt?

You receive an on-site inspection, photos of key issues, a written scope of work, and clear pricing. We also include a maintenance timeline that fits your budget and operation.

Sample One-Year Maintenance Timeline for Burlington Lots

Every property is different, but this simple timeline shows how to spread out tasks for consistent results and predictable costs.

  1. March to April: Clean the lot and drains. Inspect, then schedule crack filling and hot mix patches.
  2. May to August: Complete patching, two-coat sealcoating, and full striping. Update signage as needed.
  3. September to October: Final crack fill and sweeping. Stake curbs and drains for winter. Confirm plow plan.
  4. November to February: Plow and manage ice. Use cold patch for emergency potholes. Document damage for spring.

When to Repair vs Replace

Not sure whether to patch or pave? A quick rule of thumb helps. If less than 25 percent of the surface is damaged and the base is sound, repairs plus sealcoating may be best. If 25 to 40 percent is failing, a mill and overlay could extend life. If the base is unstable or more than 40 percent is failing, full-depth replacement might be the smarter long-term investment. Armored Asphalt will evaluate your lot, test soft areas, and recommend the right solution for your budget and goals.

Why Burlington Businesses Choose Armored Asphalt

Armored Asphalt combines local experience with dependable service. Our crews work cleanly, keep you informed, and stick to the timeline. We use quality materials, from rubberized crack fillers to durable hot mix asphalt, and we stand behind our work. Whether you need a single pothole repaired or a full maintenance plan, count on us for asphalt maintenance Burlington WI property owners recommend. We deliver results you can see and value you can measure in longer pavement life and better curb appeal.

Your Next Steps

  1. Get the checklist. Request our printable Asphalt Maintenance Checklist for Burlington Businesses.
  2. Walk your lot. Use this guide to mark cracks, potholes, drainage issues, and faded striping.
  3. Schedule a free quote. Call Armored Asphalt at (262) 515-4150 or email armoredsealcoating@gmail.com. We will create a customized plan for your property.

Protect your investment and keep your customers safe with a smart, local-first approach to asphalt maintenance Burlington WI. When you are ready, Armored Asphalt is here to help with honest advice, skilled crews, and a plan that keeps your lot in top shape all year long.