When the leaves start falling, it’s a signal for property managers to get moving—because fall is your last real chance to prepare your asphalt surfaces before winter beats them up.

Whether you manage a shopping plaza, office building, industrial complex, or HOA, proper asphalt maintenance in fall can make the difference between smooth, safe surfaces and costly emergency repairs come spring.

Here’s your no-fluff, action-ready commercial asphalt maintenance checklist—customized for fall, written to save you money, and built to protect your pavement investment.

Why Fall Asphalt Maintenance Is Non-Negotiable

Autumn is your golden window. The weather is cool enough to work but not too cold for sealers or patching. If you skip this season, you’re giving water, ice, and freeze-thaw cycles free reign to break down your pavement.

That means:

• More cracks
• More potholes
• More liability
• Bigger bills next spring

Fall maintenance = damage prevention. And prevention is way cheaper than reconstruction.

The Ultimate Commercial Asphalt Maintenance Checklist (Fall Edition)

Here’s everything your fall paving routine should include, in order of urgency:

1. Full-Site Inspection Walkthrough

Before you can fix anything, you need to know what’s wrong.

• Check for cracks, oil spots, drainage issues, and faded markings
• Look at high-traffic areas like entrances, exits, and loading zones
• Walk the site after a rainfall to spot ponding or pooling

If you don’t know what to look for, hire a commercial paving contractor for a walkthrough. Most offer free inspections—and if they don’t, that’s a red flag.

2. Crack Filling Before the Freeze

This is the #1 maintenance priority in fall.

Small cracks let water in. When that water freezes, it expands—and your little crack just became a wide, expensive one.

 What to fill:

• Linear cracks (1/8” to 3/4” wide)
• Spider cracks in high-use zones

Pro tip: Don’t try to DIY this with hardware store fillers if you manage commercial property. The material won’t last through winter. Use hot rubber crack fill, professionally applied.

3. Pothole Patching and Depressions

Any dips or holes in your surface will trap water, wear faster, and cause trip hazards. Even a small pothole can get worse fast in winter. Fall patchwork is your chance to get ahead of it.

 Fix:

• Surface-level potholes
• Sunken utility cuts
• Edges breaking away near curbs

If your lot has alligator cracking or patches all over, this might be a sign you need milling and paving instead of patching.

4. Sealcoating – If Conditions Allow

Sealcoating is like sunscreen for your asphalt—it protects the surface from UV, moisture, salt, and oil. But it’s temperature-sensitive.

✔ Ideal temps: 55°F and rising
✘ Avoid if: Night temps drop below freezing

If you’re cutting it close in the season, schedule early in fall or ask your paving contractor if it’s too late. But don’t skip it next year—sealcoating can extend the life of your pavement by 5–7 years.

5. Fresh Line Striping and Safety Markings

Faded markings reduce visibility and increase liability. Fall is the perfect time to refresh:

• Parking stalls
• ADA markings
• Stop bars, fire lanes, and directional arrows
• Pedestrian walkways

If you’re repainting after sealcoating, striping should happen 24–48 hours later, once the surface cures.

6. Clean-Up and Surface Sweeping

Before winter snow plows push everything around, get your pavement clean and clear.

✔ Remove:

• Leaves and debris
• Loose gravel
• Oil and chemical spills

✔ Why it matters:

• Debris hides cracks and trip hazards
• Oil breaks down asphalt binder
• A clean surface helps winter crews avoid damage

7. Drainage Check and Gutter Clearance

Clogged catch basins and blocked gutters = standing water = surface breakdown.

During your inspection:

• Look for clogged grates, blocked storm drains, and backed-up curbs
• Clear out leaves, trash, and sediment buildup
• Make sure downspouts direct water away from asphalt

Drainage issues are one of the most overlooked causes of premature asphalt failure.

8. Winter Prep: Snow & Ice Management Plan

While this isn’t asphalt maintenance per se, it protects your surface during the season.

Work with your snow removal provider now to ensure they:

• Use rubber blades (not metal) on plows
• Avoid over-salting
• Mark curbs, speed bumps, and islands to avoid hits

Fall Maintenance = Long-Term Savings

Think of your asphalt like a roof: if you take care of it, it lasts. If you ignore it, it costs.

Skipping maintenance might save a little now—but full resurfacing or base repairs will cost 5–10X more later. And if you’re managing commercial property, liability claims from trip hazards or potholes are the last thing you want on your plate.

Signs It’s Time to Call a Pro

Even if you’re proactive, here are red flags that signal you need help from a commercial asphalt contractor ASAP:

• Cracks wider than 1/2 inch or spreading quickly
• Deep depressions near storm drains
• Water pooling for hours after rain
• Multiple potholes or alligator cracking
• Striping so faded it’s barely visible

Get Ahead Before the Freeze

There’s a short window in fall before it’s too cold for repairs. Don’t wait until everything’s under snow or frozen solid—by then, it’s too late.

If you’re ready to check off your fall maintenance list—or not sure where to start—contact a local commercial paving contractor and ask about inspections, patching, and fall maintenance specials.

Quick Recap: Fall Maintenance Must-Dos