What the Central Valley Sun is Doing to Your Asphalt — And How to Fight Back

When the Central Valley runs hot for weeks, asphalt doesn’t just “get a little dry.” Heat and high UV change the surface itself. If you’ve noticed your driveway or parking lot looking gray, dusty, or more brittle than last summer, that’s not your eyes—it’s oxidation and wear. Below is what’s happening, how to spot it early, and a simple plan to keep your pavement looking good and performing well.

What heat and UV do to asphalt (in plain English)

• UV oxidation (the slow fade): Sunlight dries out the binder that holds the rock together. The surface turns gray, then you start kicking up “sand” (raveling). Left alone, hairline cracks spread and connect.
• Hot-day deformation: On very warm days, turning tires can scuff or shove the surface. In busy areas, that stress can develop into rutting.
• Daily expansion/contraction: Big daytime highs followed by cooler nights cause the surface to expand and contract. Over time you’ll see block cracking and, eventually, alligator cracking in stressed zones.
• Oil + heat = soft spots: Leaks near parking stalls, dumpsters, and drive-throughs soften the binder. Summer heat accelerates the damage, and those spots unravel into potholes if ignored.
• Dust acts like sandpaper: Central Valley dust and grit grind on the surface, especially where vehicles brake and turn.

Your Central Valley maintenance playbook

You don’t need a massive rebuild to stay ahead of the sun. A steady rhythm of small actions wins here.

1) Sealcoating on a schedule

Plan to sealcoat every 24–36 months for most driveways and parking lots. South-facing or high-traffic areas may need the short end of that range. Two coats where cars turn or queue (entrances, drive lanes) pays off. Sealcoating:

• Replenishes protection against UV and weather
• Reduces oxidation and raveling
• Makes cleanup easier (oil and dust don’t “bite” as hard)

2) Annual crack sealing

Cracks let water and debris in, which widens the problem. Seal cracks once a year—especially long, straight cracks in tire paths and along seams or utility cuts. Do this before sealcoating so the coating can lock everything in.

3) Targeted repairs beat “coating over problems”

If you see soft, spongy, or alligatored sections, saw-cut and patch the asphalt first. Coating over structural issues only hides them for a season. Focus on:

• Tire paths that look polished or depressed
• Delivery routes and trash enclosure areas
• Drive-throughs and tight turning zones

4) Fresh striping + ADA check

In open sun, plan for 12–18 months between restripes. While you’re at it, verify stall counts, aisle widths, signage, and accessible routes. Good parking lot markings keep traffic organized and reduce fender-benders.

5) Clean, sweep, and degrease

Quarterly sweeping knocks back the dust that ages your surface. Spot-degrease oil leaks so they don’t chew into the binder. If you manage a center or office park, a simple seasonal sweep schedule does more than you think.

6) Drainage and shade tweaks

Point downspouts away from travel lanes and patch areas. If you can, add or preserve shade over premium stalls—every bit of reduced UV helps.

7) Smart scheduling (beat the heat)

Book coatings for cooler windows—mornings, evenings, or shoulder seasons—so material cures well and you get lanes reopened quickly. For businesses, phase work so half the lot stays open and deliveries keep moving.

How to tell it’s time

• The surface looks dry/gray instead of rich black
• You can rub loose “sand” off with your shoe (raveling)
• Hairline or block cracking is spreading
• Tire paths look shiny or slightly rutted
• Striping and ADA symbols are faded or patchy
• Soft/oily spots near frequent parking or dumpsters

If you’re seeing two or more of these, you’ll get the most value by repairing now, then sealing—rather than waiting for a larger fix.

What Creative Asphalt can handle for you

• Sealcoating (two-coat systems where needed)
• Crack sealing (hot-applied rubber)
• Asphalt repair & patching (saw-cut, base repairs, overlays)
• New paving & overlays for driveways and lots
• Parking lot striping & ADA upgrades (stalls, symbols, signage)

We keep it simple: walk the site with you, point out what should be repaired vs. what can wait, and map a plan that spreads work (and cost) on a sensible timeline.

Serving Fresno, Clovis, Madera, Selma, Sanger, Reedley, Kerman, and nearby. Want a straightforward plan and a clean, long-lasting finish? Request a quick walkthrough and written proposal from Creative Asphalt. We’ll prioritize repairs, schedule your sealcoat at the right time, and keep your site open and safe while we work.