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If you’ve noticed cracks forming in your asphalt driveway or parking lot here in Kansas City, now’s the time to act. With our hot, humid summers and unpredictable freeze-thaw winters, those small cracks won’t stay small for long.

As a local asphalt contractor, we’ve seen firsthand how quickly untreated cracks can compromise entire pavement surfaces across neighborhoods like Waldo, Midtown, and Overland Park.

Let’s break down the specific reasons why it should be on every property owner’s maintenance checklist in KC.

Key Takeaways

• Kansas City weather creates cracks quickly because of heat, freezing temperatures, and moisture trapped inside unsealed asphalt.
• Early asphalt crack repair costs less and prevents major damage that leads to expensive resurfacing or full replacement later.
• Cracked pavement causes safety hazards, increases liability, and lowers property appeal across neighborhoods and business lots alike.
• Professional asphalt repair helps prevent erosion, protects older pavement, and keeps Kansas City driveways and parking lots looking clean.

Kansas City’s Climate Breaks Down Asphalt Fast

Kansas City’s climate creates the perfect storm for asphalt cracking. Our area swings from sweltering July heat to sub-zero winter temps, especially around January when freeze-thaw cycles hit hard.

When water seeps into existing cracks and freezes, it expands, making the cracks worse. Then, summer heat—especially in areas like Downtown KC where blacktop bakes under the direct sun—causes the asphalt to soften and shift.

This seasonal rollercoaster breaks down pavement fast unless cracks are sealed quickly to block out water and debris.

Early Crack Repair Saves Thousands in Future Repairs

Fixing cracks early prevents bigger, more expensive parking lot repairs. We’ve seen it repeatedly in places like North Kansas City and Raytown—a simple $300 asphalt crack repair ignored for a season turns into a $3,000 resurfacing job the next year.

Once moisture gets underneath your pavement, the base layer weakens, leading to potholes, ruts, and even full asphalt failure.

Proactive crack sealing protects your investment and keeps you from paying for avoidable reconstruction work later.

Cracks Are a Serious Safety and Liability Risk

Cracks are a liability, especially in high-traffic areas like school drop-off zones near Paseo Academy or parking lots in Midtown. Uneven pavement can trip pedestrians, catch bike tires, or damage vehicles. Business owners could even be held liable for accidents on poorly maintained surfaces.

For homeowners, cracks near garage entries or sidewalks can be hazardous, particularly during icy winters when freeze-thaw makes them hard to spot.

Sealing cracks reduces these risks and keeps surfaces smooth and safe.

Water Damage and Erosion Start Beneath the Surface

In many parts of Kansas City—like near Brush Creek or the low-lying areas of Parkville—groundwater and runoff can erode the base beneath asphalt if cracks aren’t sealed. Water infiltration is one of the leading causes of pavement failure, especially after heavy spring rains and snowmelt.

Crack sealing prevents water from reaching the subgrade and destabilizing the surface. This is especially important on sloped driveways or lots, where water naturally flows and pools in cracks.

Curb Appeal and Property Value Rely on Smooth Pavement

First impressions matter.

Whether you’re selling a home in Brookside or managing a retail center near Ward Parkway, the condition of your pavement affects how people perceive your property. Cracked, broken asphalt signals neglect, while smooth, well-maintained surfaces look cared-for and professional.

We’ve helped homeowners boost curb appeal and realtors close sales faster with quick, clean crack repairs. It’s one of the most cost-effective ways to improve your property’s visual appeal without major renovations.

Older Neighborhoods Need More Frequent Asphalt Care

In historic neighborhoods like Hyde Park, Roanoke, and Volker, asphalt often sits on older subgrades that weren’t built to today’s engineering standards. These surfaces are more vulnerable to cracking and settling.

Regular pavement maintenance helps extend the life of the older ones and keeps it in step with newer infrastructure upgrades around the city. Without it, cracks can quickly grow and compromise not just the surface, but the underlying foundation.

Protect Your Pavement Before It’s Too Late

Don’t wait for minor cracks to become major problems.

At All Pro Asphalt & Maintenance, we help Kansas City property owners stay ahead of costly repairs with fast, effective asphalt crack sealing. From residential driveways in Waldo to commercial lots near the Country Club Plaza, we know the local conditions—and we use materials and methods that are built for them.

Cracked asphalt leads to bigger issues, higher costs, and safety risks.

Reach out today to schedule a free assessment or get a quote for your driveway or parking lot. Let’s keep your pavement strong, smooth, and ready for anything KC weather throws its way.

Frequently Asked Questions

How often should I seal cracks in my asphalt driveway or lot?

Cracks should be sealed every one to two years, depending on traffic and weather exposure. Kansas City’s climate can wear sealant faster, so annual inspections help determine the right timing for reapplication.

Can oil stains or vehicle fluids affect asphalt crack repair?

Yes, oil and fluids can weaken the bond between sealant and asphalt. Cleaning the area thoroughly before crack sealing ensures proper adhesion and extends the life of the repair on driveways and lots.

Is there a difference between residential and commercial crack sealing methods?

Both use similar materials, but commercial lots often require heavier-duty sealants due to higher traffic loads. We also schedule commercial work during off-hours to avoid business disruption during the repair process.

If you’re a business owner in Kansas City, you already know how much wear and tear our Midwestern weather can throw at your parking lot. Between the hot, humid summers and the freeze-thaw cycles that hit hard every winter, asphalt in KC takes a serious beating. But how do you know when it’s time to repair it—and not just patch a pothole or throw down a little sealcoat?

Here’s how to tell when your Kansas City parking lot is due for asphalt repair, and why catching issues early can save you time, money, and headaches.

Key Takeaways

• Potholes near entrances or high-traffic zones often form after Kansas City’s freeze-thaw cycles and should be fixed fast.
• Cracks wider than a quarter inch spread quickly in neighborhoods like Brookside due to clay soil and heavy spring rains.
• Standing water or soft pavement after storms in areas like North Kansas City signals drainage problems beneath the asphalt.
• Faded paint and gray surfaces near places like Westport mean your lot is unprotected and needs fresh sealcoating soon
• Repairs overdue by five years, especially in older districts like the Plaza, can lead to costly damage if ignored.

5 Signs Your Kansas City Parking Lot Might Need Asphalt Repair

If you’ve noticed your lot looking a little worse for wear lately, you’re not alone so don’t worry–unless you just allow things to get worse. Here are some common signs it might be time for repairs before small issues turn into costly problems.

1. Potholes Popping Up on Worn Sections

Potholes are more than a nuisance—they’re a lawsuit waiting to happen. If customers are dodging deep divots near the entrance off Troost Avenue or in the back lot facing Prospect Avenue, it’s time to act.

Potholes form when water seeps into small cracks and freezes, expanding and breaking apart the asphalt. In Kansas City, this is especially common after those icy February days when temps bounce between freezing and thawing.

What to look for:

• Holes more than 1–2 inches deep
• Loose gravel or crumbling edges
• Potholes near heavy traffic zones like delivery areas

2. Big Cracks That Keep Spreading

It’s common to see a few hairline cracks as pavement ages, but long or wide cracks—especially those larger than ¼ inch—indicate your pavement is under stress.

In Kansas City, the combination of heavy spring rains and the clay-rich soil in older neighborhoods like Brookside and Waldo can worsen the cracking. If left unaddressed, these cracks can allow moisture to penetrate and quickly lead to more serious damage.

Look out for:

• Alligator cracking (which resembles reptile skin)
• Long, unsealed cracks across drive lanes
• Cracks near drains, curbs, or expansion joints

If you notice these issues, it’s important to consider crack repair to prevent further deterioration.

3. Uneven Surfaces and Drainage Issues

Does your lot have standing water after a heavy thunderstorm?

That’s not just annoying—it can erode your asphalt and cause foundation problems. Areas around 39th Street or North Kansas City, where older lots may lack proper grading, are especially prone to poor drainage. Uneven surfaces might also signal problems beneath the pavement, which means surface patching won’t be enough.

Signs of trouble include:

• Pooling water that doesn’t drain within 24 hours
• Depressions or sinking sections
• Pavement that feels soft underfoot

4. Faded Striping and Discoloration

If the paint is barely visible and your lot looks more gray than black, it’s more than just a cosmetic issue. Fading is a sign that your sealcoat has worn away, leaving your asphalt unprotected from UV rays and chemical spills.

In busy areas like Westport or near Zona Rosa where traffic is high, fading can happen fast—especially with all the summer sun we get here.

Look for:

• Barely visible parking lines or arrows
• Surface graying or oil stains
• Raveling (when small pieces of asphalt break away)

5. It’s Been More Than 5 Years Since Your Last Repair

Asphalt pavement maintenance is a lot like dental care—the longer you wait, the more expensive the fix.

If it’s been five years or more since your last patching, sealcoating, or resurfacing, it’s time for a professional inspection. Lots near the Crossroads or the Plaza may be older and in need of routine upkeep that’s been delayed.

Don’t wait for a major failure:

• Schedule a walk-through once every few years
• Prioritize high-traffic or weather-exposed areas
• Budget for preventive maintenance before issues get worse

Don’t Wait Until It’s Too Late—Let’s Fix It Right the First Time

In Kansas City, constant weather shifts and aging infrastructure make asphalt repairs a fact of life. But putting them off can cost you more in the long run—not to mention the risk of injuries and property damage.

At All Pro Asphalt & Maintenance, we specialize in helping Kansas City business owners repair and protect their parking lots with durable, professional-grade solutions. Whether you’re dealing with potholes, drainage issues, or cracking pavement, we’ve got you covered.

Call us today to schedule a site inspection or request a free quote. Let’s make your parking lot something you’re proud of.

Oil stains may be a nuisance and visually distracting, but if you do not attend to them, they can have devastating consequences that may lead to major asphalt pavement repairs. Motor oil, transmission fluid, gasoline, hydraulic fluid, diesel fuel, grease and any other product containing petroleum or petroleum byproducts will eat away at the binder holding your pavement together. Caustic chemicals can create similar problems, so oils and chemicals should be removed as soon as they appear on the surface of your asphalt parking lot or driveway. Oil stains left unattended can also become a liability if someone slips and falls. Asphalt companies recommend that you cordon off the area and/or cover the oil stain with an orange traffic cone until the spill can be removed.

Parking Lot Maintenance | How To Remove Oil Stains

How Do I Remove Fresh Oil Stains From My Asphalt Pavement?

Any fresh oil that appears on the surface of your asphalt pavement should be immediately removed with dry, clean rags. Remove as much oil as possible, using multiple rags if needed. Try not to spread the oil over a larger area.

Dispose of the oily rags properly. Do not pile the rags together or throw them in the trash; improperly contained oily rags can spontaneously combust. Place the oily rags in an empty metal container filled with water. Immerse the rags completely in the water and seal the metal container with an airtight metal lid. Dispose of the container by taking it to a disposal facility.

After removing as much oil as possible with the rags, lay down a layer of absorbent material. Non-clumping kitty litter can be used, but there are many types of industrial products manufactured specifically for this purpose. Spread the material around with a broom to make sure it gets as deep as possible into the asphalt. Let the material absorb as much of the remaining oil as possible from the asphalt’s surface and pores before sweeping it up the next morning and properly disposing of it.

Rinse the area thoroughly, preferably with hot water. You can use a pressure sprayer, but you will want to set the pressure low enough to not cause damage to the asphalt pavement.

Apply an industrial-quality degreaser or product designed specifically for removing oil from asphalt. Some household products, including liquid dish soap, can be used on small oil stains. Do not use a solvent-based product on your asphalt. Follow the manufacturer’s recommended procedures if you choose an industrial product. If you are using dish soap, you can apply it straight from the bottle or dilute it.

Scrub the stain with a stiff brush, but do not use a wire brush or wheel on your asphalt pavement. Wire implements can damage your pavement.

Rinse the area well and examine it closely to make sure that the pavement shows no signs of damage. If the pavement is not damaged, you can repeat the scrubbing procedure as many times as it takes for you to remove the stain.

What If I Find Pavement Damage While Cleaning Oil Stains on My Asphalt?

Damage is often found on pavements with oil stains that have remained untreated for months or years. If you notice any damage to the asphalt during the cleaning process. you should stop immediately and contact an asphalt maintenance contractor to assess the condition of the pavement. The asphalt may have to be removed and replaced with new asphalt if the damage is severe.

Can I Have Sealcoating Applied Over Oil Stains?

No reputable sealcoating contractor would attempt to apply a sealant over untreated oil stains. Sealants have to establish a strong bond with the asphalt pavement if they are to protect it, and automotive fluids will prevent the formation of that bond. Furthermore, your sealcoating contractor may have to apply a primer before applying the sealant.

Why Should I Trust My Asphalt Maintenance to All Pro Asphalt?

All Pro Asphalt is a paving contractor and our goal is to provide you with exceptional results by using the best products and the latest methods. We provide residential and commercial customers in the greater Kansas City area with a variety of paving services, including asphalt sealcoating, asphalt repairs, pavement striping, asphalt paving, concrete installation and concrete repairs. We have built an exemplary reputation through superior customer service and outstanding craftsmanship. To request a free quote, give us a call at 816-249-6800 or fill out the online form.

Asphalt pavement has been used in America for well over a century. It has become the leading choice for many pavement applications. Its reliability has increased over the decades through innovations in the production of the asphalt material and in application techniques for pavement surfaces. Today, a paving contractor can construct an asphalt pavement that can last for 20 years or more. However, even the best-constructed asphalt pavement will need to be properly maintained throughout its life to maximize its longevity and minimize needed repairs. Fortunately, if you pay attention to your pavement, you can find clues that can tell you what is damaging it.

What Could Be Damaging Your Asphalt? | Kansas City, MO

Why Is My Asphalt Turning Gray?

As quickly as asphalt is laid, the process of oxidation will begin. The effects of oxygen, coupled with exposure to ultraviolet radiation, will gradually turn the surface a gray color. In addition, oxidation and UV rays will stiffen the pavement and make it brittle and dry. This is a natural process that must be kept in check by periodic applications of an asphalt sealcoating material. Seal coating should begin after the new asphalt pavement has cured or hardened sufficiently. Asphalt sealcoating, performed by a professional asphalt paving contractor, is an important preventive maintenance measure that should be done every couple of years.

Seal coating restores faded asphalt to a dark color, blocks UV rays, helps protect against oil stains, and enhances the pavement’s waterproofing qualities. The asphalt pavement should be properly prepared by repairing any damage to the pavement or its foundation. It is especially important that all asphalt crack sealing is performed before the application of the sealant. Maintaining the surface of your asphalt pavement can minimize damage and prevent the need for major repairs.

Why Is My Asphalt Crumbling, Cracking or Sagging?

Besides losing its flexibility and resilience over time through oxidation and exposure to sunlight, other factors could be damaging your asphalt pavement.

1. Petroleum-based vehicle fluids will damage the surface of the asphalt and eventually erode the internal structure down to its base. Motor oil, power steering fluid, gasoline, brake fluid and similar products should be removed as quickly as possible to prevent damage. Solvents, deicers and other corrosive chemicals should also be removed quickly.
2. Your asphalt pavement was constructed to adequately support an anticipated load requirement. Exceeding the traffic or weight limitations of the asphalt pavement can cause damage to both the surface and internal structure of the pavement.
3. Asphalt must remain waterproof to protect it from damage. Proper drainage must be maintained, so drains should be kept unobstructed. Areas that retain water should be investigated to determine the cause and repaired promptly.
4. The surface should be kept clean and free of trash and vegetation. Trash and dead vegetation can trap moisture and damage the asphalt as it decomposes. Live vegetation should be carefully removed from the asphalt surface and any damage repaired immediately.

If you need a reliable, experienced asphalt contractor to help you prolong the life of your asphalt pavement, contact All Pro Asphalt. We offer a variety of asphalt maintenance services, including sealcoating, asphalt crack sealing and filling, parking lot striping and pavement markings, asphalt paving and concrete work. We use high-quality products and the latest techniques to ensure that you will be completely satisfied with our craftsmanship. If you are interested in receiving a free quote, just call us at 816-249-6800 or submit our online request form.

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Numerous studies have proven that proactive maintenance saves money and extends the life of the item receiving the maintenance. This is true for a wide variety of items, including industrial equipment, heating and cooling systems, roofs, vehicles and lawn mowers. It is also true for asphalt pavement. If you are proactive about your parking lot maintenance, your pavement can often last longer than its expected life. However, neglected asphalt pavements often require a total replacement before reaching the midpoint of their life expectancy. If you are wondering how to establish a proactive maintenance plan for your asphalt pavement, the following tips may help.

How to Make Asphalt Maintenance a Proactive Strategy

What Is the Process for Creating a Proactive Maintenance Plan for Asphalt Pavement?

Creating a preventive maintenance plan for your pavement does not need to be a time-consuming, expensive or difficult task. Although you may need to invest a little of your time, it will be far less time than you will spend responding to complaints from those using your parking lot or soliciting bids for a new pavement. Maintenance is also less expensive than major asphalt repairs or a total reconstruction. If you want to be proactive about your pavement maintenance, here are five critical steps.

1. Never guess at the condition of your pavement. Take a walking tour of your asphalt pavement to ascertain its condition for yourself. You should make this inspection in the spring so that you can evaluate whether your pavement suffered any damage over the winter that needs to be repaired before summer arrives. You should conduct another inspection every autumn so that you can have any issues corrected before winter weather has an opportunity to make them worse.
2. Select a reputable asphalt paving company with extensive experience in repairing and maintaining pavement equivalent to your own. Some contractors only have experience with residential driveways, but if you have a large parking lot, they may not have the right equipment or skills. The reverse can also be true. You need to find a contractor you can trust — one who is honest, dependable and knowledgeable. A credible paving contractor can help you establish the proper schedule for work and prioritize the most urgent problems.
3. Breaks in the surface of asphalt pavement can allow water to infiltrate. Your pavement is supported by a foundation, and the integrity of this foundation is a critical element of a long life for your pavement. Water can erode and destabilize the foundation, but it can cause even more damage if it freezes while it is trapped beneath the pavement. Therefore, all potholes and any cracks wider than approximately a quarter of an inch should receive immediate repairs. If your budget does not allow you to repair all damage at once, prioritize those that are in the areas receiving the most traffic.
4. Have your contractor apply asphalt sealcoating before your new pavement reaches its first anniversary. You should also have fresh sealants applied as recommended by your contractor. The average parking lot needs new sealcoating every two years, but you may need it less frequently or more often. Sealants improve the appearance of asphalt pavement, but they are more important for protecting the pavement from petrochemicals, ultraviolet radiation and deicing agents.
5. When preparing a long-term budget, you should allocate funds to have an asphalt overlay installed every 12 to 15 years. This procedure is also known as asphalt resurfacing. It is far more economical than having your pavement reconstructed, but the results will be virtually the same. However, overlays are often not possible if the pavement has not received proactive maintenance; the foundation must be in relatively good condition to make resurfacing cost-effective.

All Pro Asphalt offers a complete range of asphalt maintenance services, including sealcoating, asphalt repairs, infrared asphalt restoration, parking lot striping, asphalt overlays, crack repairs and asphalt paving. We also install, repair and maintain concrete. Customers throughout the greater Kansas City area know that they can count on us to use high-quality products and the latest technologies to deliver exceptional results at reasonable prices. We offer free quotes, so request yours today by submitting the online form or calling 816-249-6800.

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Asphalt Maintenance Budget Tips | Property Management

Service Areas

• Grandview, MO
• Harrisonville, MO
• Independence, MO
• Kansas City, MO
• Lee’s Summit, MO
• Lenexa, KS
• Liberty, MO
• Olathe, KS
• Overland Park, KS
• Shawnee, KS

Professionally applied sealcoating is an extremely effective way to prolong the life of your asphalt pavement. Seal coat serves as a sunscreen to block the ultraviolet radiation that turns asphalt dry, brittle and faded. Sealants also protect the pavement from automotive fluids that break down the binder in the asphalt, causing soft spots that cannot support the weight of traffic. Furthermore, sealants help protect asphalt pavement against water penetration, deicing chemicals and tire damage, and they also rejuvenate the asphalt’s color. Unfortunately, sealants cannot be applied year-round in the Kansas City area.

When Is the Asphalt Sealcoating Season? | Kansas City, MO

Is There an Official Sealcoat Season?

Every asphalt company would welcome the ability to have opening and closing dates for seal coating seasons carved in stone. Unfortunately, nature pays little attention to the calendar, so contractors can only use a pencil to record tentative dates for the season. The sealcoat season could begin or end earlier or later, but the typical season in Kansas City starts in late March and ends around the first of October. Your sealcoating contractor may be able to perform a successful application at other times, but he will need suitable weather conditions.

1. The pavement must be dry, so the sealant cannot be applied if there are still patches of snow or ice. If it has rained recently, the water must have drained or evaporated completely. Furthermore, the weather forecast should not include a significant possibility of rain for at least 12 hours following the completion of the work.
2. The temperature needs to be a minimum of 50 degrees Fahrenheit when work begins, and it cannot fall below that point overnight. At temperatures below 50 degrees, the particles of asphalt in the sealant will not soften sufficiently to create a continuous film. This makes the sealant appear gray in color, but it also affects the longevity of the work.
3. Humidity is another factor that contractors must consider. Since sealants contain water, they dry through evaporation. As you may already know, if the air is already saturated with moisture, the rate of evaporation is slowed significantly. Humidity can be even more critical in cool weather or on days with little wind.
4. Sealcoating contractors must exercise additional caution when temperatures are above 85 degrees Fahrenheit. The hotter it is, the faster the sealant will dry. Although this might sound like a good thing, high temperatures can prevent the particles from fusing and creating a continuous film.
5. Sealants need to be exposed to three or four hours of direct sunlight to dry quickly and cure properly. Applying seal coat on a heavily overcast day is not recommended. This is also the reason that contractors do not want to apply sealants at night.

All Pro Asphalt is an asphalt contractor and we understand the various factors that can impact the success of an asphalt sealcoating job. Since our goal is to provide long-lasting, high-quality work that delivers true value to our customers, we make sure that conditions are suitable for your asphalt sealing project. Whether you need fresh sealant, parking lot striping, crack repairs, asphalt repair or concrete work, you can count on us for exceptional results at affordable prices. We offer free quotes, so call us at 816-249-6800 or complete the online request form to request yours today.

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How Do the Kansas City Seasons Affect Your Asphalt?

Service Areas

• Grandview, MO
• Harrisonville, MO
• Independence, MO
• Kansas City, MO
• Lee’s Summit, MO
• Lenexa, KS
• Liberty, MO
• Olathe, KS
• Overland Park, KS
• Shawnee, KS