Is It Time to Resurface Your Parking Lot?

Is It Time to Resurface Your Parking Lot?

Keeping up with regular check-ups like dentist appointments, eye exams and physicals ensures that your body stays healthy and ahead of any medical issues. The same approach to parking lot maintenance can help maintain its strength and appearance over the years. But sometimes regular sealcoating and crack filling aren’t enough to maintain its integrity.

If enough significant repairs are needed, it’s been longer than 25 years since you have resurfaced the lot, or maybe you are just ready to upgrade the appearance of your property, it may be time to consider this next step in our maintenance process: resurfacing. Asphalt resurfacing means installing a new top layer of asphalt and can increase property values while also increasing the safety of your patrons.

In many cases, the surface of the existing asphalt must be removed, or “milled”, prior to repaving. However, if the current asphalt is in good enough condition, milling may not be necessary. In that case, the same result can be accomplished by “overlaying” new asphalt on top of the existing parking lot. By limiting milling to areas that need to be flushed with another surface or where the grading needs to be changed to provide better drainage, the cost of resurfacing can be greatly reduced.

Should You Sealcoat or Resurface?

The question of whether to resurface your lot or not depends on your priorities. There are several factors to consider when thinking about whether to resurface your parking lot.

In most cases, patching problem areas and sealing cracks is generally the most economic maintenance solution. However, sometimes when regular maintenance has been neglected, the issues that need addressed are so widespread and significant that resurfacing some or all of the parking lot is a better solution.

For many though, cost is not the only factor. Even a parking lot that has been well maintained will develop potholes and cracks over time, and a parking lot with numerous asphalt patches and sealed cracks will not be as attractive as a newly resurfaced one. An unattractive parking lot can cost money in terms of attracting and retaining tenants.

Sometimes property owners think their lot needs resurfaced when patching and sealing can fix the problem areas. If your parking lot is sealcoated every 2 to 3 years, you will probably only have to resurface it every 20-25 years. However, if your climate includes a lot of precipitation, snow and ice like we have here in Ohio, or your lot has experienced a substantial increase in vehicle traffic, it may need to be resurfaced sooner.

If you are unsure if your parking lot should be resurfaced, look for these common signs:

• Large sections of shattered or broken pavement
• Substantial increase in potholes
• Alligator cracking
• Uneven surfaces or sunken areas
• Standing water

What Season Should You Consider Asphalt Resurfacing?

The best time to schedule your resurfacing project is when the temperature is consistently warm enough for the asphalt to cure and ensure a strong bond. It’s important to schedule your resurfacing project before busy season hits and asphalt contractors’ calendars get too full so that you can select your ideal scheduling window and get ahead of any repairs. The longer that cracks and potholes sit, the more extensive the damage can become. Potholes and cracks that become wider or deeper can affect the sub-base of the pavement, causing drainage problems, and create a need for more costly full-depth repairs.

Are you ready to schedule your resurfacing project? Call us at 614-258-SEAL or submit our contact form and a pavement specialist will be in touch shortly!