Preserving your Budget While Maintaining your Parking Lot | BlueSky Paving

Preserving your Budget While Maintaining your Parking Lot

Written By: BlueSky Paving


Your parking lot is one of the first thing that visitors see when they come to your property. A parking lot that is well maintained with bright, vibrant line stripping and markings sets the first impression for your visiting clientele.

Beyond first impressions, asphalt parking lot maintenance is also a crucial part of your risk mitigation and safety plan. There can be significant liability risk should your parking lot and walkways deteriorate to the point of creating tripping hazards.

Fight back against the elements

Asphalt is constantly bombarded with UV rays, water, and in colder regions of the country, expanding and contracting ice during the winter months. Over time, the combined attacks of water, oxidation, and thermal fluctuation cause the asphalt surface to dry, grow brittle, and break down. Tiny cracks form in the dried surface, which loosen the aggregate and let water in. Oil leaks from cars often accelerate this deterioration.

Water infiltration is the enemy of your parking lot!

When water can infiltrate through cracks or larger failed areas several things can happen.  In colder climates the greatest risk is water under the surface freezing, ice is a very powerful parking lot destroyer.  Ever notice more potholes occur in the winter?

Warmer climates are not immune to H2O either

When liquid is able to penetrate the subsurface soils, erosion and instability can occur.  When this happens the soils, which are expected to support the above pavement can become soft and yielding, the weight of cars and trucks passing over will cause the asphalt to flex and eventually over time fail, which in turn allows more water in. 

If you don’t do preventive maintenance things get expensive quick!

Crack sealing and sealcoating your asphalt parking lot pavement is akin to changing the oil in your car or putting a fresh coat of paint on your home.  Overall a proper and consistent maintenance program for your parking lot will result in a much less expensive lifecycle for your investment than having to repair or replace your parking lot prematurely. Parking lots that are seal coated every two to three years and crack sealed annually can last 30 years without replacement, compared to a rapid deterioration within a 5-7-year span for a lot with little to no maintenance.

Five guiding principles

  1. After year one of your new parking lot, seal coat to begin the process of pavement restoration.
  2. Inspect your parking lot at least yearly, Lenover recommends that if you live in a snowy area to inspect before and after the snow season.
  3. Clean and fill cracks annually.
  4. Seal coat and re-stripe every 2-3 years
  5. Repair any failed areas quickly, remember water is the enemy!