Crack Seal Case Studies — Commercial Lots Across Utah
Real crack sealing project scopes and outcomes from commercial properties across the Wasatch Front.
HOA Shared Lots — Multi-Site Route, West Jordan, UT
Project scope: A property management company managing 4 separate HOA properties in West Jordan scheduled all four for annual crack sealing on a single crew day to consolidate mobilization cost. Total crack seal scope across 4 properties: 3,200 linear feet, mix of route-and-fill and clean-and-fill. Property sizes ranged from 8,500 to 18,000 sq ft. One crew of 2 technicians completed all 4 properties in one 8-hour day. Single mobilization billed across all 4 properties. Per-linear-foot cost to the property management company: $1.65/lf average, versus $2.10 to $2.40/lf for individual property visits. Documentation: crack map and footage report for each property for inclusion in HOA board meeting packets.
Municipal Maintenance Yard — Annual Contract, Salt Lake City, UT
Project scope: A Salt Lake City public works yard had 6,800 linear feet of cracks across 42,000 sq ft of lot area following years of deferred maintenance. Scope for Year 1: route-and-fill all cracks over 3/8 inch (approximately 4,400 lf), clean-and-fill remaining hairline cracks (2,400 lf). Timeline: 2 days with 3-person crew. Result: complete crack seal coverage in advance of fall seal coat application 5 days later. Year 2 contract: route-and-fill new crack development (measured at 1,100 lf in the annual survey, down from 6,800 lf—reflecting the maintenance benefit of Year 1). Annual contract maintenance cost Year 2: 80 percent lower than Year 1 remediation scope.
Office Park — Pre-Seal Coat Preparation, Provo, UT
Project scope: A 5-building office park in Provo scheduled a complete seal coat application for September. Crack sealing was required as a prerequisite. Property survey identified 4,400 linear feet of cracks including 800 lf of reflective cracks over expansion joints in an older paving section. Routing required on all cracks over 1/2 inch (3,100 lf); clean-and-fill on hairlines (1,300 lf). Project completed in a single day with a 3-person crew starting at 6 a.m. Seal coat crew arrived 48 hours later as scheduled. Result: seal coat bonded uniformly with no crack read-through in the first season. Property manager reported the lot visually indistinguishable from new construction from 20 feet.
Retail Strip Mall — Recurring Annual Program, Ogden, UT
Project scope: A 120,000 sq ft strip mall in Ogden enrolled in a 3-year annual crack seal program. Year 1 survey: 8,200 lf of cracks (elevated density due to 4-year maintenance gap). Route-and-fill all. Year 2 survey: 2,100 lf of new crack development. Route-and-fill all. Year 3 survey: 1,400 lf. Trend confirms effective maintenance. Total 3-year cost: $28,400. Consultant's estimate for mill-and-overlay if maintenance gap had continued another 2 years: $185,000. Owner documented the cost avoidance analysis for board reporting. Annual crack seal program renewed for Years 4 to 6.
Recent Crack Seal Projects
Common Questions
- How do you handle crack sealing on lots with tree roots causing pavement heaving?
- Tree root heaving creates recurring cracks because the root continues to grow—crack sealing over active root heave will re-open within one to two seasons. We recommend addressing the root issue first (root barrier installation or tree removal in consultation with a landscape professional) before committing to a crack seal program in the affected area. We document root-heave cracks separately in the crack survey and advise accordingly.
- Can you crack seal a lot that was just striped this spring?
- Yes. Crack sealant applied over fresh traffic paint will bond to the paint surface in the overband area. The overband changes the appearance of the stripe locally (dark overband over white paint) but does not impair the striping's function. If appearance is critical, schedule crack sealing before striping.
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