Asphalt Parking Lot Maintenance

Asphalt Parking Lot Maintenance: The Practical Checklist

As a property owner, having a well-maintained parking lot is critical to creating a positive first impression, and ensuring the safety of your customers, guests, tenants, and employees. To protect your investment, we’ve curated a practical checklist of essential asphalt parking lot maintenance practices that will keep your lot in optimal condition year-round.

1. Visual Inspections For Lot Assessment

Before diving into asphalt parking lot maintenance tasks, a walk-around of the area to note signs of damage and deterioration is necessary. Look for:Asphalt Parking Lot Maintenance

  • Raveling: A sign of pavement structural failure, raveling happens when asphalt disintegrates, causing loose rocks, gravel, or sand on the surface. This not only affects the parking lot’s appearance but reduces skid resistance and exposes the underlying layers to further deterioration.
  • Rutting: Permanent deformations like wheel indentations that happen in high-traffic zones are called rutting, and it happens when vehicles are repeatedly parked in the same spot, creating stress points. Rutting requires overlays or thin surface patching to restore smoothness.
  • Discoloration: Asphalt that is old or damaged may appear dull or white in color. This discoloration is an indication that asphalt parking lot maintenance in the form of resurfacing or asphalt replacement is needed to maintain appearance and functionality.
  • Cracks: Cracks should be addressed promptly to preserve the pavement’s integrity and prevent future damage. If a crack goes unchecked, it will grow and allow water to seep into the subbase layers of the asphalt.
  • Potholes: Potholes are unsightly and unsafe. They can cause accidents, and injuries, and are a liability, which is why you want to address them ASAP to avoid costly damages. Pothole patching with suitable materials can repair and effectively restore your asphalt lot’s surface.

2. Protect Your Asphalt With Regular Sealcoating

Regular seal coating is a vital asphalt parking lot maintenance technique for preserving the longevity and durability of your lot. It acts as a protective barrier against oxidation, oil, and chemical spills, and prevents premature deterioration like freeze-thaw damage or water penetration from weather elements. Plus, seal coating restores the rich, dark color of asphalt, making it look visually appealing and well-maintained. Frequency is 1 year after initial installation and every 2-3 years thereafter.

3. Repaint & Re-stripe: Safe & Clear Traffic is a Must

An important aspect of asphalt parking lot maintenance is ensuring that your lot has clear and well-defined markings. If you let the paint fade over time, and you don’t re-stripe the lot, this can compromise visibility and increase the risk of accidents. You want to:

  • Repaint Parking Spaces: Clearly mark these out, and don’t forget to create visibility around handicapped areas and designated loading zones.
  • Refresh No Parking Zones: This helps prevent congestion and ensure compliance with regulations.
  • Reinforce Fire Lanes/Loading Zones: Clearly mark these to maintain accessibility and safety for emergency vehicles and loading/unloading activities.
  • Maintain Pedestrian Walkways: Not only does this ensure the safety of pedestrians, but it encourages proper traffic flow too.
  • Reinforce Safety Messages: Use paint to display safety messages such as “slow, and stop” signs to enhance awareness around the lot.

By regularly repainting and re-stripping your parking lot, you can improve visibility, promote safety, and enhance the overall appearance of the space.

4. Proper Drainage: Prevent Water Accumulation & Damage

Poor drainage can lead to water accumulation, which weakens the pavement and contributes to premature deterioration. To prevent water-related damages, consider:

  • Address Standing Water: Identify areas where water accumulates and take measures to mitigate it. Smooth out indentations, and replace faulty drainage systems to help redirect the water flow away from the lot. You can also create additional drainage channels to reroute water more efficiently.
  • Consider Installing Curbs: By installing curbs along the edges of your parking lot, you can prevent water from washing away the sub-base layer near the edges of your lot, and curbs can prevent weed growth which contributes to asphalt cracks.
  • Clean Drains: Regularly inspect and clean the drains in your parking lot to prevent the buildup of debris or blockages that could lead to water accumulation.

5. Regular Removal of Debris From Asphalt Surface

Finally, you’ll want to incorporate regular debris removal as part of your asphalt parking lot maintenance list, as these hazards can lead to injury and deteriorate your lot faster.

  • Clear Debris: Clear away rocks, leaves, or dirt from the surface of your parking lot. Regularly sweep or use a leaf blower to remove loose materials that could cause potholes or cracks.
  • Control Vegetation: Clear away grass, weeds, or other plants that are growing through the surface of your lot, and implement weed control measures like herbicides or manual scheduled removal.

By keeping your parking lot clean, you can prevent debris-related damages and maintain a safe environment for visitors.

Identify, Consult, and Address With Regular Inspections From DCPLM

We recommend that you schedule regular inspections to address issues promptly to prevent damage from worsening and causing you future costly repairs. While regular asphalt parking lot maintenance can be performed by property owners, consulting and partnering with pavement experts optimizes maintenance efforts and ensures your lot benefits from extensive industry knowledge, and advanced preventative techniques. Want to know more about how we can help you with all your asphalt parking lot needs? Contact us at (407) 618-9646 or email us at: