UBCNews - Business - New York Winters Make Parking Lots Worse: Why Fixing Your Asphalt Now Is Key

Episode Date: November 16, 2025

Winter's coming to New York, and if you're a property owner or facility manager, there's something you need to know that could save you thousands. I'm here with our guest who specializes in commercial asphalt maintenance. Let's talk about why winter is essentially your parking lot's worst enemy. Avello Asphalt & Construction Corp City: Poughkeepsie Address: 141 Daley Road Website: https://www.avelloasphalt.com

Winter's coming to New York, and if you're a property owner or facility manager, there's something you need to know that could save you thousands. I'm here with our guest who specializes in commercial asphalt maintenance. Let's talk about why winter is essentially your parking lot's worst enemy. Thanks for having me. You know, most people think winter just makes roads slippery, but the real damage happens beneath the surface. The freeze-thor cycle we get here in New York is,

absolutely brutal on asphalt. When temperatures bounce above and below freezing, water seeps into those tiny cracks in your pavement. And then what happens when that water freezes? It expands dramatically. When water freezes, that expansion literally bursts the asphalt apart. What starts as a hairline crack in October becomes a pothole by March. I actually saw this happen to a shopping centre client last year. Their lot looked perfect in the fall, but by spring they had 37 potholes and a slip and fall lawsuit on their hands. That's fascinating and terrifying at the same time. But let's get real about the business side.

What are the actual liabilities we're talking about here? Oh, this is where things get serious. Damaged pavement creates hazards for everyone, drivers, pedestrians, cyclists. When someone hits a pothole and damages their vehicle, or worse, when someone trips and gets injured, property owners and municipalities can be held liable. We're talking potential lawsuits, insurance claims, and that's on top of the repair costs.

That's expensive. So we're looking at more than aesthetics. Exactly. We're dealing with safety and legal protection. Plus, uneven surfaces from winter damage can create accessibility challenges for commercial properties, something every business owner needs to consider. It's like winter is coming.

conspiring against your parking lot, and winning. Now, you mentioned the freeze-thaw cycle, but how exactly does this process weaken the asphalt structure itself? Great question. The repeated freeze-thor cycles actually damage the asphalt binder. That's the glue that holds everything together. It reduces the pavement's stiffness and compressive strength. The freezing water also breaks the bond between the binder and the aggregate particles, which we call stripping. Basically, your pavement starts falling apart from the inside out. That structural damage really highlights the importance of timing for repairs. Speaking of timing, that brings us to our next point, but first, a quick word from our sponsor.

Winter damage to your parking lot doesn't have to become a liability nightmare. At a velo asphalt and construction, we help Hudson Valley property owners protect their investments complete asphalt repair services. From crack ceiling to full repairs, we provide free on-site assessments to identify issues before they become expensive problems. Find practical solutions for your commercial or municipal property at Avelloasphalt.com. Picking up on the importance of timing, when should property managers actually be addressing these issues to prevent that winter damage? The window is actually pretty specific here in New York. spring through early fall, typically from late April to October, that's when you want to tackle

asphalt work. The temperatures need to be consistently warm for proper application and curing. If you wait until the cold hits, the asphalt mix cools too rapidly and you won't get proper compaction. I see, so there's a science to this process. What preventive measures can property owners take? Absolutely. Regular inspections are huge. You want to catch those minor cracks. before winter hits. Seal coating is another big one. It protects against UV rays, water penetration, and oil spills. Think of seal coating as sunscreen for your parking lot. And drainage. Proper drainage is essential because standing water is what creates those freeze-thor problems in the first place.

Have you ever wondered what your parking lot goes through during a typical New York winter? Let's talk dollars and cents for a moment. What does prevention typically cost versus waiting. The numbers are pretty compelling. Basic asphalt repairs for patching and filling potholes typically run $2 to $5 per square foot. But if you let that freeze-thaw damage accumulate and need full replacement,

you're looking at much higher costs, potentially $7 to $15 per square foot. Plus there's business disruption and potential liability issues. Prevention costs less, way less, than replacement. Right, and I imagine there are some unique challenges here in New York that other regions might not face. Definitely. Road salt and snow plows are necessary, but they actually make the problem worse. The salt contributes to the freeze-thor cycle, and plows can scrape and damage the surface.

The scale of winter damage here is massive. New York City has filled tens of thousands of potholes in particularly harsh winters, showing just how widespread this problem becomes. That's a staggering number. For our listeners managing commercial properties, what's your number one recommendation right now? Get a professional assessment before winter hits hard. Don't wait for spring to survey the damage. Even small cracks can become major expenses

once that freeze-thor cycle gets going. And the experts at a velo asphalt and construction advise, proactive maintenance means protecting people and avoiding liability. Your parking lot is often the first impression visitors get of your business. Proactive care protects both your investment and your reputation. I see makes sense. That's solid advice. Winter might be inevitable, but winter damage to your asphalt doesn't have to be.

Thanks for breaking down both the science and the business case for proactive asphalt maintenance. There's no time like now to take action. Thank you.