Should You Reseal or Resurface Your Parking Lot?

There comes a time with every parking lot where you need to ask whether it’s time to repair it, or replace it altogether. A properly paved asphalt lot can last 20 – 30 years, but the lifespan and condition of any lot depends on many factors. Let’s take a look at the various kinds of damage and repairs, and when or if you should replace a lot entirely. If a parking lot is approaching 20 years of age, or if 25-35% of the total surface area is in need of removal due to significant damage, it is generally more economical and effective to completely reconstruct the parking lot. With proper maintenance, your new lot can last another 20 – 30 years.

Foundation

If your parking lot is failing due to an underlying design, structural, sub-soil, or construction issue, none of the resurfacing options listed above will solve the problem in the long term. Though the parking lot will initially look better, the “repair” will be short-lived. Some things to consider:

• Cracks that resemble a web or an alligator’s skin.
• Buckling and warping due to steady or heavy traffic.
• Pooling water due to drainage issues
• Faded color due to age of pavement
• Cracks growing in length, width and depth
• Pot holes or sinkage due to eroding gravel base
• Stains and erosion due to automotive fluids
• Underground pipe cracks or slips which affects surface
• Edges not protected with concrete gutters or curbs are crumbling

When To Reseal

If the foundation below your asphalt parking lot is not damaged in any way, you can get by with asphalt repairs that will save you money and extend the life of your pavement. Even if only some sections of your asphalt parking lot have the above occurrences, then you can get away with repairing those sections alone. Here are the signs telling you it’s ok to reseal the asphalt.

• Small cracks
• Vegetation growth
• Surface color fading
• Gas and oil stains

If your parking lot has too much damage to the foundation, you will need to have it completely replaced – or at least the affected areas. Now, if the surface alone has a lot of damage and the foundation is solid, then parking lot resurfacing is all you need.

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