Asphalt Repair in Ottawa: Spring Deals to Fix Winter Damage

An asphalt parking lot in Ottawa will typically last around 15 to 20 years with proper maintenance. Factors like weather, traffic load, and maintenance play a big role in longevity. Heavy truck traffic or insufficient upkeep can shorten the lifespan, while regular sealing and timely repairs can help your parking lot last toward the upper end of that range (or even longer). Essentially, if you take good care of the pavement, you can get two decades or more of use before needing major rehabilitation.

It’s generally recommended to sealcoat an asphalt parking lot every 2–3 years​. Sealcoating is the process of applying a protective black seal over the asphalt. In Ottawa’s climate, sealing every couple of years helps protect the pavement from water penetration, road salt, and UV damage.

High-traffic lots might benefit from more frequent sealing (every two years), whereas lower-traffic areas could go a bit longer (up to three years). Keeping a regular sealcoating schedule will dramatically extend the life of the asphalt and keep it looking fresh. (Note: New asphalt should cure for about a year before its first sealcoat.)

Cracks and potholes are typically caused by water and weather combined with the stress of vehicles. When water seeps into small cracks in the asphalt and then freezes in winter, it expands and makes the cracks bigger – this freeze-thaw cycle is a primary cause of potholes in Ottawa. Additionally, the weight of vehicles (especially heavy trucks) can break down weakened pavement over time. If the ground under the asphalt (the base) has drainage issues or was not compacted properly, it can settle or wash out, leading to the asphalt above cracking and caving in. Regular maintenance like crack filling and sealing is important because it keeps water out of the pavement, preventing a lot of these problems before they start.

Repair (patching or filling) is best for small, isolated issues – for example, a few cracks or a couple of potholes in an otherwise solid parking lot. You should repair those as soon as they appear. Repaving or resurfacing is recommended when the lot has widespread damage, extensive cracking, or is nearing the end of its useful life (often around 15-20 years old).

If you find that you’re constantly fixing one issue after another, it might be more cost-effective to repave the whole surface. A good rule of thumb: if more than about 25-30% of the pavement is damaged or repaired, or if the foundation is failing, it’s time to consider resurfacing the parking lot. By starting fresh with new asphalt, you reset the lifespan and reduce the need for frequent fixes.

Professional paving contractors will work with you to minimize disruption to your business. Many maintenance tasks can be done during off-peak hours or in sections to keep part of your lot open. For example, if sealcoating or repainting lines, the project can be split so that half the lot is done one day and the other half another day – allowing you to always have some parking available. Small repairs like pothole patching can often be completed very quickly (sometimes in a few hours), and the repaired sections can be reopened to traffic soon after.

A&B Paving Ottawa, for instance, prioritizes efficient work and can schedule repairs during evenings or weekends if needed, so your customers and tenants experience as little inconvenience as possible. Before any job, we’ll discuss the plan and timing with you to ensure it fits your operational needs.

The best time for major paving work or resurfacing in Ottawa is during the warmer months, typically late spring through early fall. Asphalt paving requires certain temperatures to cure properly, so summer is ideal. You’ll often see parking lots being redone between May and September. Minor repairs (like crack filling or small patches) can be done in cooler weather as long as the pavement is dry, but they become difficult in the deep cold of winter.

Line painting and sealcoating also need dry, mild conditions, so those are usually done in spring, summer, or early fall. Essentially, plan significant parking lot projects for the fair-weather season. That said, if you have a dangerous pothole in winter, do get it patched – there are cold-weather repair methods to hold you over until a permanent fix in spring.

Yes – most professional paving companies will provide a free estimate for your parking lot maintenance or paving project. For example, A&B Paving Ottawa offers free, no-obligation quotes on all commercial paving and asphalt repair jobs​. Getting an estimate is a great way to understand the expected costs and the scope of work before committing.

During a free estimate, the contractor will typically visit your property, assess the condition of your parking lot, discuss your needs (repair, sealcoat, expansion, etc.), and then give you a written quote. This service lets you compare options and plan your budget with no upfront cost. Always take advantage of free estimates to ensure you’re getting a fair price and a solid plan for your paving project.