Cracked driveways. Pothole-ridden parking lots. Faded striping and drainage issues that turn your lot into a pond after every storm. If you’re a property owner in Eastern Pennsylvania, chances are you’ve seen one—or all—of these common asphalt issues. Whether you manage a retail plaza, own a long driveway in Bucks County, or operate an industrial site near Philly, asphalt damage is more than just an eyesore—it can be a safety hazard, a liability, and a costly mistake waiting to happen.
At Stanley Paving, we’ve spent over 70 years dealing with the worst (and weirdest) pavement problems across Pennsylvania. So, let’s break down the top asphalt issues we see in the region—and most importantly, what you can do to fix them before they cost you.
1. Cracking That Spreads Like a Bad Rumor
Cracks in asphalt are inevitable. Between freeze-thaw cycles, water intrusion, and constant traffic, your surface is always under pressure. The key is to catch them early.
Common culprits:
- Alligator cracking (like shattered glass)
- Longitudinal cracks (running down the surface)
- Transverse cracks (across the pavement)
- Edge cracking (typically near curbs or along driveways)
What to do: Crack filling and hot crack seal should be your first defense. Seal those openings before water creeps in and causes more damage. If left alone, cracks will evolve into potholes or full-on sub-base failures.
At Stanley Paving, our hot rubberized crack filling seals out moisture and prevents further deterioration. It’s cost-effective and extends your asphalt’s life by years—not months.
2. The Dreaded Pothole
Potholes are more than a nuisance—they’re lawsuits waiting to happen. One bad hit can bend a rim or trip a pedestrian. Eastern Pennsylvania’s climate doesn’t help either. Between road salt, snow, and relentless temperature swings, potholes form fast.
Causes:
- Water seepage
- Freeze/thaw cycles
- Heavy traffic
- Poor sub-base compaction
Fix it fast: Patching is your short-term fix. For more serious potholes or recurring problem areas, we recommend cutting out the damage and replacing it with new hot mix asphalt. This gives you a fresh, solid surface that won’t crumble again in two months.
3. Fading Line Striping and Confusing Lots
Your parking lot might be paved perfectly—but if the lines are worn or invisible, you’re asking for chaos. Directional confusion. Illegal parking. Fire lane violations. And let’s not forget ADA compliance, which isn’t optional in PA or NJ.
The issue: Faded striping isn’t just unprofessional—it can result in fines or accessibility lawsuits.
The fix: Fresh line striping not only improves safety and flow, it upgrades your property’s appearance. We follow local Pennsylvania and federal ADA standards to make sure every accessible stall, hash zone, and fire lane is compliant and clearly marked.
4. Poor Drainage and Standing Water
Water is asphalt’s biggest enemy. If it’s pooling anywhere—along edges, near catch basins, or in the middle of your lot—it’s only a matter of time before cracks, potholes, and base failures start showing up.
Causes:
- Improper pitch or slope
- Sunken areas near drains
- Blocked catch basins
Solutions: We use laser-guided grading to correct slopes and install proper drainage systems when needed. Sometimes, a small milling and re-paving job is all it takes to redirect water flow and protect your investment.
5. Raveling and Erosion
If your asphalt surface feels gritty, or you’re noticing loose stones and dust after sweeping—it’s raveling. This happens when the binder (tar) breaks down and aggregate starts dislodging. It’s often the result of aging or UV exposure.
Signs:
- Rough surface texture
- Loose gravel
- Increased dust
Your move: Don’t ignore it. Sealcoating can sometimes help restore flexibility and bind the surface back together—but if the damage is widespread, resurfacing may be necessary.
6. Oxidation and Graying Asphalt
Asphalt doesn’t stay black forever. Over time, the sun oxidizes the binder, turning it brittle and gray. While this is natural, it also signals that your surface is becoming more prone to cracks and deterioration.
Prevention: Regular sealcoating (every 2–3 years) shields your surface from oxidation, moisture, and chemical spills. It also restores that deep black finish that makes your lot or driveway look brand new.
7. Root Intrusion and Tree Damage
Eastern PA has no shortage of tree-lined properties. While the aesthetic is great, tree roots can be a nightmare for asphalt. You might see bulging or cracked pavement near the base of large trees.
Solution: The only real fix is cutting out and replacing the damaged area—and possibly installing root barriers if re-paving near active tree zones. We’ll advise you on the best long-term solution that balances asphalt durability and tree preservation.
8. Sub-Base Failures
Sometimes, the problem isn’t the surface—it’s what’s underneath. A weak or improperly compacted base will cause uneven settling, dips, and cracking no matter how perfect the top layer looks.
How to tell:
- Recurrent potholes in the same area
- Surface feels “soft” under pressure
- Dips or depressions
What works: We excavate and recompact the base, then repave with hot mix asphalt designed for your traffic load. Skipping this step is a surefire way to waste money on repeat repairs.
Why Eastern Pennsylvania Properties Face These Challenges
From the suburbs of Allentown to industrial parks in Bensalem, properties across Eastern PA share a few key asphalt stressors:
- Freeze-thaw cycles: Winters here mean expanding and contracting surfaces, which wreak havoc on pavements.
- Snow plows and salt: They keep roads safe, but tear up the top layer of asphalt and wear down line striping.
- Tree roots: Especially in older neighborhoods and estates.
- Heavy usage: Commercial lots and trucking facilities often see weight loads asphalt wasn’t originally built for.
Understanding the cause is just as important as the fix. At Stanley Paving, we figure out whythe issue is happening, and give you a lasting solution—whether that’s patching, resurfacing, or full reconstruction.
How to Avoid These Problems in the First Place
The best way to beat asphalt issues? Don’t wait for them to show up.
Here’s how to stay ahead:
- Schedule annual inspections: A 20-minute walk-through with a paving expert can save you thousands.
- Sealcoat regularly: Every 2–3 years is ideal in Eastern PA.
- Tackle cracks early: Crack sealing is way cheaper than pothole repair.
- Invest in drainage: A dry lot is a healthy lot.
- Re-stripe when needed: Especially after sealcoating or repairs.
What Stanley Paving Brings to the Table
We’ve been in the game since 1953. That means we’ve paved, sealed, patched, and striping thousands of surfaces across Pennsylvania. Our team knows what works, what doesn’t, and what’ll hold up through four seasons of abuse.
You’ll get real answers, efficient work, and a fair price.
We handle:
- Commercial parking lots
- Industrial yards
- Long private driveways
- Asphalt milling and full repaving
- Line striping and ADA compliance
- Drainage and grading work
- Asphalt patching, crack filling, and sealcoating
Ready to Fix Your Asphalt Problems?
Don’t wait until your pavement becomes a liability. Whether you need quick patchwork, expert asphalt repair, or a full parking lot overhaul, Stanley Paving is here to help.
📞 Call now at 866-938-6736 orrequest a quote online and get expert eyes on your pavement, before it becomes a problem.