We look at pavement maintenance as a long-term property decision. This article draws on a PAVEMENT column published February 1, 2016, which discussed life cycle analysis and pavement preservation. The research belongs to the credited authors; we use it here to help explain the choices involved in planning maintenance.
Why life cycle thinking matters for pavements
Life cycle analysis compares the upstream and in-service environmental and energy impacts of different pavement options and treatments over the pavement’s useful life. For property owners, the most relevant outcome of these studies is straightforward: proactive pavement preservation (sealcoating, crack sealing, thin overlays, etc.) extends useful life, reduces the frequency of major rehabilitation, and lowers long-term cost and energy use.
What the studies found — key takeaways
Two life cycle studies summarized below reinforce the same practical conclusions:
- Chehovits & Galehouse (First International Conference on Pavement Preservation): Pavement preservation treatments reduce per-year energy use and greenhouse gas emissions compared with new construction or major rehabilitation. They ranked treatments by energy per year of life extension: large rehab/new construction (highest), thin overlays (intermediate), seal treatments and crack filling (lowest).
- Schechtman (New York–New Jersey Harbor Study): In an upstream-only LCA (manufacturing + installation), differences between coal-tar and asphalt-based sealants were smaller than the differences between sealed asphalt lots and unsealed concrete lots. Choice of indicator (toxicity vs. energy/GHG) affects which option appears best in a narrow upstream comparison.
Practical summary of findings
Overall, the studies support the following practical conclusions for facility owners:
- Preservation treatments—applied proactively—provide the greatest lifecycle benefit by extending pavement life and delaying or avoiding full reconstruction.
- Low‑energy treatments (crack sealing, fog seals) deliver a high benefit-per-unit-energy and are cost-effective early interventions.
- Treatment selection should consider both lifecycle energy/GHG and other indicators (local environmental priorities, regulatory guidance, and operational needs).
Actionable maintenance guidance and priorities
We review your pavement and discuss where preservation, repairs, or a more substantial rehabilitation may be appropriate. You tell us how the property operates and what you need to budget for; we turn that information and the site assessment into a proposed work plan.
- Survey and monitor — Document cracking, rutting, drainage issues, and base failures. Early detection focuses preservation where it helps most.
- Crack sealing: We can prepare and seal suitable cracks to limit water intrusion.
- Surface preservation: Our team recommends and applies an appropriate treatment when the pavement is suitable for preservation.
- Use thin overlays selectively — When surface distress is moderate but structure is sound, thin overlays restore rideability and extend life at lower cost and energy than full reconstruction.
- Reserve reconstruction for structural failure — Rebuilding or large overlays are necessary only when base or subgrade has failed; preservation delays this need.
Decision checklist for choosing treatments
- Is the distress primarily surface aging/cracking or structural failure? (Preserve vs. reconstruct)
- What is the expected remaining life extension from the treatment and its cost per year?
- Are there local environmental or regulatory priorities that influence material selection?
- What maintenance access windows and traffic control constraints exist for the site?
Environmental considerations and sealant choices
Life cycle studies show differences across treatments and materials, but the right choice often depends on local priorities. For example, some LCAs compare indicators such as energy use, greenhouse gases, and certain toxic emissions. Where environmental indicators matter, choose products and application practices that align with local guidance and environmental best practices.
If you need help evaluating product options for your site, we can provide a property assessment and recommend compatible sealcoat systems and application approaches based on the pavement condition and local priorities.
Next steps for property owners and facility managers
- Request a condition survey from us so our team can recommend the appropriate repair and preservation priorities.
- Estimate cost-per-year of life extension for competing options (preservation vs. overlay vs. reconstruction).
- Include periodic preservation treatments in a 5–10 year maintenance plan to maximize lifecycle value.
- Document treatments and outcomes to refine future lifecycle decisions.
If you would like help planning maintenance for your property, contact us or call (850) 860-0014. We’ll discuss the location and arrange the appropriate assessment before recommending a repair and preservation program.
References: Chehovits & Galehouse (TRB pavement preservation paper), Schechtman (NY–NJ Harbor Study LCA), Pavement Magazine. For additional context, visit the Pavement Coatings Technology Council: pavementcouncil.org.
Original article credit: PAVEMENT (ForConstructionPros). The research findings are credited to the publications and authors listed above.
