How to Extend the Life of Your Asphalt: A Guide for PNW Property Owners

Asphalt is a significant investment for any homeowner or business in Western Washington. Between the heavy rainfall in Kitsap County and the freeze-thaw cycles in Pierce County, our local pavement takes a beating. Without proper care, a driveway or parking lot that should last 20+ years can begin to crumble in less than 10.

At Blackout Asphalt Maintenance, we help property owners across the Olympic and Kitsap Peninsulas protect their pavement. Here are the most effective ways to extend the life of your asphalt.

1. Sealcoating: Your First Line of Defense

Sealcoating is the single most important maintenance task you can perform. It acts as a protective barrier against UV rays, water penetration, and automotive fluids.

• When to do it: Every 2–3 years.

• Why it matters: In the damp climate of Mason County and Jefferson County, sealcoating prevents water from seeping into the porous surface of the asphalt and weakening the base.

2. Fill Cracks Early to Prevent Potholes

Small cracks (anything over 1/4 inch) allow water to reach the gravel base beneath your asphalt. When that water freezes, it expands, pushing the asphalt up and creating potholes.

• The Solution: Professional crack sealing uses a flexible, hot-applied rubberized material that expands and contracts with the weather.

3. Manage Drainage and Standing Water

"Ponding" or standing water is a primary cause of asphalt failure in Clallam County and Jefferson County. If water doesn't run off your pavement, it will eventually rot the binder that holds the rocks together.

• Tip: Keep your catch basins and edges clear of leaves and debris to ensure water flows freely during our heavy winter rains.

4. Regular Cleaning and Oil Spot Treatment

Oil, gas, and brake fluid are solvents—they literally dissolve asphalt. If you see dark spots on your driveway or parking lot, clean them immediately with a mild degreaser.

Service Areas We Proudly Serve

Blackout Asphalt Maintenance provides professional sealcoating, crack filling, and striping throughout:

• Kitsap County: Bremerton, Silverdale, Port Orchard, Poulsbo, Seabeck, Kingston, and Bainbridge Island.

• Pierce County: Tacoma, Puyallup, Gig Harbor, University Place, and the Key Peninsula communities of Key Center, Longbranch, and Home.

• Mason County: Shelton, Belfair, and Allyn.

• Jefferson County: Port Townsend, Port Ludlow, and Quilcene.

• Clallam County: Port Angeles, Sequim, and Forks.

Ready to protect your pavement?

Don't wait for cracks to become costly repairs. Contact Blackout Asphalt Maintenance today for a free estimate on your next project.