Think of a customer who pulls into your lot near Larimer Square on a chilly December evening. They step out, take one wrong step, and suddenly—twist their ankle in a hidden pothole. It’s an accident waiting to happen, and unfortunately, it’s all too common in Denver’s winters.
You’ve seen it before.
One day, it’s 50°F and sunny.
The next, temperatures plummet below freezing.
These sudden shifts cause cracks in your pavement to expand and deepen, eventually leading to hazardous potholes and expensive repairs.
Then there’s the impact of de-icing chemicals like magnesium chloride. While they help prevent icy conditions, they also erode concrete faster, worsening winter damage.
If you manage a parking lot, the real question is: How do you keep your pavement from deteriorating this winter?
You have two main repair options: crack sealing or resurfacing. But which one saves you more money and provides lasting protection for your lot?
Let’s break it down.
Key Takeaways
- Crack sealing is a budget-friendly way to keep water out of pavement cracks before winter makes them worse.
- Denver’s high altitude and harsh winters speed up asphalt damage, making crack sealing an important preventative step.
- Crack sealing works best for small cracks but isn’t enough for widespread pavement damage or deep potholes.
- Resurfacing costs more upfront but lasts 10–15 years, making it better for high-traffic parking lots.
- Choosing between crack sealing and resurfacing depends on your lot’s condition, budget, and exposure to winter weather.
Crack Sealing: The Smart, Budget-Friendly Fix for Fall
How Crack Sealing Works & When It’s the Right Choice
Crack sealing is one of the most affordable ways to extend the life of your parking lot before winter sets in. To fix cracks, the process involves filling them with a hot rubberized sealant that blocks moisture and reinforces the pavement.
Why does this matter?
Because water is your pavement’s worst enemy in winter.
When moisture seeps into cracks, it freezes overnight, expands, and makes cracks worse. This freeze-thaw cycle breaks down the pavement and leads to potholes.
If your parking lot sees heavy traffic—like businesses along Colfax Avenue—you know how quickly cracks form.
And here’s something else to consider.
Denver sits at 5,280 feet, which means your pavement endures more intense UV exposure than in lower-altitude cities.
That extra sunlight weakens asphalt and concrete faster, making crack sealing an even more important step in preventing damage.
However, crack sealing has its limits.
Pros and Cons of Crack Sealing for Denver Businesses
Let’s talk about when it works best—and when it’s not enough.
| Pros | Cons |
| Costs $0.35–$0.75 per linear foot | Not effective for cracks wider than ¼ inch |
| Most lots reopen in a few hours | Needs reapplication every 2–5 years in high-traffic areas |
| Prevents potholes | Wears down in winter |
Expert Tip: If more than 25% of your parking lot is cracked, resurfacing is likely the better investment.
Resurfacing: The Long-Term Fix for High-Traffic Parking Lots
How Resurfacing Works & When It’s Necessary
If your parking lot has widespread cracking, deep potholes, or major surface damage, crack sealing won’t be enough—you’ll need resurfacing.
Resurfacing involves applying a new layer of concrete or asphalt over the existing pavement. This process smooths out all cracks and potholes, restoring both the lot’s function and appearance.
It’s the best choice for heavily used parking lots that need a long-term fix.
For example, many older parking lots in Capitol Hill opt for resurfacing because it provides long-term cost savings. While the upfront cost is higher ($3–$7 per square foot), resurfaced lots last 10–15 years, compared to the 2–5 years of protection crack sealing provides.
If your Denver parking lot sees heavy traffic or frequent snowplowing, resurfacing may be the smarter long-term investment.
Pros and Cons of Resurfacing for Denver Property Owners
But is it right for every business? Let’s weigh the pros and cons.
| Pros | Cons |
| Lasts 10–15 years | Costs $3–$7 per square foot upfront |
| Improves curb appeal | Takes longer to cure, impacting parking |
| Handles Denver’s harsh winters well | Businesses in LoDo may need temporary parking solutions |
Expert Recommendation: If your lot has widespread cracks and potholes, resurfacing is the best way to prevent even more expensive concrete repairs.
Which Saves More Money in Denver’s Winter: Crack Sealing or Resurfacing?
Choosing between crack sealing and resurfacing depends on your lot’s current condition and budget.
Crack sealing is cheaper in the short term but requires maintenance every 2–5 years. Resurfacing costs more upfront but offers a longer lifespan (10–15 years), making it more cost-effective for high-traffic lots.
For instance, a small retail lot in Cherry Creek might spend $1,000 annually on crack sealing. Over 10 years, that’s $10,000—compared to $15,000 for resurfacing, which lasts just as long with fewer maintenance or repair costs.
For lots that endure heavy snowplowing and frequent freeze-thaw cycles, resurfacing is often the smarter financial choice.
But for minor cracks, sealing provides an affordable stopgap before bigger repairs are needed.
Protect Your Parking Lot Investment This Winter in Denver, CO
Parking lot damage won’t wait, and delaying repairs only increases costs. Cracks that seem small today can grow into potholes by spring, leading to more expensive fixes and potential liability risks.
At Colorado Concrete Solutions, we specialize in crack sealing and resurfacing tailored to Denver’s climate. Whether you need a quick pre-winter fix or a durable resurfacing solution, we’ll help you choose the best option for your parking lot and budget.
Don’t wait for winter damage to take over.
Contact us today for a free quote and professional inspection—let’s get your lot winter-ready before the next big snowstorm hits!
