Concrete is durable, but it is not indifferent to its environment. In Albuquerque, a single year brings intense high-altitude UV, a short and violent monsoon season, and a winter full of nights below freezing followed by sunny afternoons. Each of those stresses concrete in a different way.
The good news is that most of the damage we see is preventable with a little seasonal attention. Here is a practical calendar for driveways, patios, walks, and parking lots.
Spring: inspect and reseal
Spring is a good time to walk your concrete after winter and before the summer heat. Look for new cracks, spalling, gaps in joint sealant, and any spots where water ponded during winter storms. Spring wind can also blow sand and debris into joints, so it is worth sweeping them out.
UV and sealers
At our elevation, UV exposure is intense, and it breaks down sealers faster than in many other climates. Sealers matter most on stamped concrete and colored or exposed-aggregate surfaces, where they protect color and texture. Signs a sealer is wearing out include fading, a chalky or patchy look, and water that soaks in rather than beading.
- Choose a sealer rated for UV exposure and suitable for exterior concrete.
- Apply in moderate temperatures, avoiding the heat of the day and windy afternoons.
- Follow the manufacturer's coverage rates; thick coats can trap moisture and turn cloudy.
- Consider an anti-slip additive for steps, pool decks, and entries.
If you are still choosing a patio surface, our comparison of stamped concrete vs. pavers covers how each holds up to sun.
Early summer: get ready for the monsoon
The monsoon typically runs from July through September. Storms are often brief but intense, and water moves fast across hard surfaces and bare desert soil. June is the time to make sure water has somewhere safe to go.
- Confirm downspouts and canales discharge well away from slab edges and foundations.
- Clear trench drains, area drains, and scuppers of sand and debris.
- Look for low spots where water pooled last season and plan to correct them.
- Check that soil along slab edges has not eroded, leaving the edge unsupported.
- Make sure irrigation is not adding water at the same edges that storm runoff hits.
Water at slab edges is a leading cause of settlement on collapsible soils and heave on expansive clay. Our guide to what is under your slab explains why.
Late summer: joint sealing and crack care
Open joints and cracks let water reach the base and soil below. After the first big storms, walk your concrete and note any joints where sealant has failed or cracks that are allowing water in. Flexible joint sealants designed for concrete help keep water, sand, and weeds out while allowing the slab to move with temperature.
On commercial lots, this is also a good time to check drive lanes, dumpster pads, and loading areas, where heavy loads and water together cause the fastest deterioration.
Fall: prepare for freeze-thaw
Albuquerque winters are drier than many, but nights below freezing are frequent, often followed by daytime thaw. Each freeze-thaw cycle can stress concrete that is saturated with water. Exterior concrete commonly includes air entrainment, microscopic air bubbles that give freezing water room to expand, but surface condition and sealing still matter.
- Finish any sealing while temperatures are still within the product's application range.
- Seal open joints and cracks before winter moisture arrives.
- Shut down and drain irrigation lines that run near concrete.
- Make a plan for traction on steps and walks that does not depend on salt.
Winter: go easy on deicers
Deicing salts can contribute to surface scaling, where thin flakes of the surface pop off. Concrete in its first winter is especially vulnerable, because it may not yet have reached its full strength or dried enough to resist that damage. Our guide to how concrete cures explains why young concrete needs extra care.
Even on older concrete, be cautious with chemical deicers, and avoid products that are not labeled as safe for concrete. Also watch for salt tracked in from streets and parking lots by vehicles, which can drip onto garage floors and driveways.
When to call for maintenance vs. repair
Some care is easy to do yourself, and some is worth handing off. As a general guide:
- Concrete maintenance fits routine work: cleaning, resealing, joint sealing, and minor crack sealing on otherwise sound slabs, as well as recurring programs for commercial properties.
- Concrete repair fits damage that has gone beyond the surface: spalling, scaling, broken edges, or cracks with offset.
- Leveling or replacement may be needed when slabs have settled, heaved, or created trip hazards, especially if water problems underneath have not been solved.
A few minutes each season can add years to your concrete. If you would rather have someone else keep an eye on it, you can ask about a maintenance visit.