Stop the damage before it starts!
Property owners pay thousands of dollars in repair costs each year that are COMPLETELY preventable. In fact, most parking lot damage doesn’t occur quickly. It is the result of years of neglect.
The good news? If you approach the issue proactively, these problems can be avoided in nearly every case.
In this guide:
- Causes of Parking Lot Damage
- The Costs of Neglecting Your Pavement
- 5 Effective Maintenance Strategies
- When to Hire a Contractor
Causes of Parking Lot Damage
When people think about the causes of parking lot damage, most point to one source…
Water
Water that gets into cracks and pools below the surface starts to break down the pavement from the inside out. In climates with freeze-thaw cycles, the issue becomes even more pronounced. Water expands as it freezes and creates pressure that cracks in pavement turn into potholes.
Of course, water isn’t the only concern.
The sun’s UV rays cause oxidation in the asphalt binder, making it brittle and more susceptible to cracking. Combine this with heavy vehicle traffic that continually stresses the weakened pavement, and you have a problem.
Here’s the thing…
Most property owners aren’t even aware damage is occurring until it’s too late. At that point, simple maintenance tasks won’t be enough to fix the problem.
The Costs of Neglecting Your Pavement
You might be thinking that a few cracks here and there aren’t so bad, right?
Think again. One in five motor vehicle accidents happen in parking lots and garages. Damage to the pavement contributes to many of these incidents via uneven surfaces and potholes that drivers do not anticipate.
Parking lots that aren’t properly maintained also present a liability risk to property owners. Slip and fall lawsuits as well as damage to vehicles can result in expensive litigation and insurance claims.
Add in the costs of early replacement, and the financial impact of neglected pavement is clear. Investing in parking lot maintenance from a reputable provider like Asphalt Coatings Company offering parking lot maintenance denver services can extend the life of an asphalt surface by decades. Without it, property owners must pay for full replacement far sooner.
The data is undeniable. Research has shown that routine maintenance extends pavement life by up to 25 years. That’s a significant ROI on a relatively low investment.
5 Effective Maintenance Strategies
Ok, so what do you ACTUALLY do to prevent damage?
You may be surprised by how simple some of the solutions are. These are the strategies proven to work. The same approaches professionals use to maintain commercial parking lots year after year.
Regular Sealcoating
The foundation of a good parking lot maintenance program is a regular schedule of sealcoating.
A sealcoat is a protective layer that shields the asphalt from UV rays, water penetration, and chemical spills like oil and gasoline. Without it, the pavement surface oxidizes and becomes brittle within a few short years.
How frequently does sealcoating need to be done?
The answer depends on your specific situation, but most industry experts recommend every 2-4 years. High-traffic lots may require more frequent applications.
The cost difference is eye-opening. Sealcoating costs just pennies per square foot compared to dollars per square foot for major repairs.
Crack Filling
Cracks are the gateway through which water damage enters.
Even seemingly small cracks allow moisture to seep in beneath the surface. It’s here where the majority of damage occurs. Addressing cracks before they have the chance to spread is critical in avoiding costly repair work down the road.
The best approach here is simple:
- Walk the lot every few months to identify new cracks
- Fill cracks before they exceed a quarter of an inch in width
- Use a hot-pour crack sealant for the most durable results
- Address cracks prior to winter to avoid the issue being accelerated by freeze-thaw cycles
Crack filling isn’t glamorous work, but it’s one of the most cost-effective measures available.
Proper Drainage Management
Standing water is an asphalt killer.
Pools of water that accumulate on the surface may seem benign, but over time they seep into the pavement. This erodes the base material below, ultimately leading to depressions, potholes, and even structural failure.
Managing drainage means:
- Keeping drains clear of debris and sediment
- Addressing low spots where water collects
- Maintaining proper slopes that guide water off of the pavement
- Inspecting drainage after heavy rains to identify problem areas
The issue often stems from poor initial installation. However, corrections are often possible without completely repaving the affected area.
Routine Sweeping and Cleaning
Chemicals, dirt, and debris all play a role in pavement degradation.
Regular sweeping removes abrasive materials that wear down the surface over time. It also prevents issues with debris clogging drains that lead to water pooling.
Clean parking lots also simply look better. First impressions matter to businesses, and a well-maintained lot conveys a sense of professionalism to customers.
Pro tip: Sweep more frequently during fall when leaves are a problem and spring when winter debris needs to be cleaned.
Prompt Pothole Repair
The thing about potholes is that they don’t repair themselves.
Left unchecked, they expand and cause more damage to the surrounding pavement. They also present a safety risk to pedestrians and liability exposure to property owners.
Here’s what most people don’t realize…
Repairing a small pothole costs a tiny fraction of the expense involved in fixing a larger one. Waiting is not worth the hit to your wallet.
Potholes that appear should be professionally filled as soon as possible. Temporary cold patches work for an emergency fix, but hot asphalt repairs are more durable.
When to Call a Professional
Certain maintenance tasks may be DIY-friendly, while others require professional input.
The moment to call in the pros is when:
- Cracks are more than half an inch wide
- Potholes have formed
- Large areas show signs of structural failure
- Sealcoating needs to be applied across the entire lot
- Drainage issues persist despite basic maintenance
Professional contractors have the equipment and materials needed to make long-lasting repairs. They can also identify other underlying issues that may not be immediately obvious to the property owner.
The key is finding a reputable contractor with commercial parking lot maintenance experience. Look for companies that offer free assessments and detailed quotes before beginning work.
Keep It Simple
Parking lot damage prevention doesn’t have to be complicated. It’s really quite simple.
If you follow a regular schedule that incorporates the following, you can easily protect your investment and avoid huge replacement costs down the road:
- Apply sealcoating every 2-4 years
- Fill cracks before they have a chance to spread
- Maintain proper drainage
- Keep the surface clean
- Repair potholes promptly
Property owners that use this approach and remain proactive in their maintenance efforts extend the life of their lots dramatically. The small expense of regular maintenance is more than paid for in the long run.
Don’t wait until you have a serious problem on your hands. Implement a proactive maintenance plan today and see how much longer your parking lot lasts.
