If you’re a property manager, HOA board member, or commercial property owner, you already know this: asphalt is an investment. But just like any asset, it needs regular care to perform at its best and avoid expensive repairs.
At Mountain View Paving, we help Bay Area clients understand how to build a smart, long-term asphalt maintenance plan — and how budgeting properly from day one can save tens of thousands of dollars over time.
🧱 Why Asphalt Maintenance Matters
Asphalt doesn’t just “go bad” overnight. The breakdown is gradual — and the better you maintain it, the longer it will last (and look good doing it).
Neglecting small issues early leads to:
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Alligator cracking
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Potholes
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Base failure
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Water intrusion
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Premature full replacement
Regular maintenance costs far less than replacement. A proper plan can extend your pavement’s lifespan by 10–20 years.
📊 The Basic Asphalt Maintenance Timeline
Here’s what a smart asphalt maintenance budget should plan for:
| Year | Service | Purpose |
|---|---|---|
| 0 (New Install) | Asphalt Paving | Fresh surface with proper compaction |
| 1–2 | Crack Sealing | Stop water from entering early fractures |
| 2–3 | Seal Coating | Protects surface from UV, water, and oils |
| 4–5 | Re-Striping | Maintain visibility, traffic flow & compliance |
| 6–8 | Patching Repairs | Address localized damage before it spreads |
| 8–10 | Seal Coat Again | Keep surface healthy & flexible |
| 10–15 | Resurfacing (if needed) | Add new top layer for continued performance |
Pro Tip: Budget for maintenance every 2–3 years, even if the lot “looks fine.” Preventative care keeps small issues from becoming structural failures.
💰 What Should I Budget Per Year?
Here’s a general rule of thumb for planning your annual asphalt maintenance budget:
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Residential HOA or small lot: $0.25 – $0.50 per square foot/year
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Commercial high-traffic lot: $0.50 – $1.00+ per square foot/year
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Seal coating: $0.20 – $0.40 per square foot (every 2–3 years)
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Crack sealing: $1.00 – $1.50 per linear foot
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Striping: $300 – $600 per 100 stalls
These are averages. Every property is different — and Mountain View Paving provides tailored maintenance plans that match your exact needs.
🏗️ The Benefits of Scheduled Maintenance
When you invest in consistent maintenance, you gain:
✅ Longer pavement life
✅ Improved curb appeal for tenants, customers, or residents
✅ Fewer emergency repairs (no surprise invoices)
✅ Improved ADA compliance & safety
✅ Lower long-term cost per square foot
Think of it like dental care — cleanings are cheap. Root canals? Not so much.
🛠️ Why Work with Mountain View Paving?
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Local Bay Area team with years of regional experience
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We track your pavement condition over time
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Custom multi-year maintenance plans
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ADA & striping compliance experts
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Budget-friendly, no-pressure estimates
We don’t just pave and leave — we partner with you for the long haul.
📞 Let’s Build a Budget You Can Trust
Need help planning your asphalt care? Let us walk your site, provide a full condition report, and give you a clear budget breakdown — no guesswork, just smart strategy.
👉 Schedule your free asphalt evaluation with Mountain View Paving today.
📍 Proudly serving Mountain View, Sunnyvale, Palo Alto & surrounding cities
