Signs Your Commercial Parking Lot Needs New Pavement
A well-maintained parking lot is one of the first things customers notice when they visit your business. Cracks, potholes, and faded lines can make your property look neglected. Beyond appearances, a damaged parking lot poses safety risks for drivers and pedestrians and may even lead to costly liability issues.
Pavement naturally wears down over time due to weather, traffic, and general use. Regular maintenance can extend its lifespan, but eventually, a full replacement becomes necessary. For over 25 years, business owners and homeowners have trusted Tomasso Contracting, Inc. with their paving projects throughout Clark, NJ and nearby communities. If you’re unsure whether your lot is due for commercial parking lot repaving, here are the key signs to watch for.
Extensive Cracking and Alligator Cracks
Cracks are often the first visible sign that your pavement is deteriorating. Small cracks may not seem like a big deal at first, but they can quickly expand and allow water to seep in. Once moisture reaches the foundation, the pavement weakens, leading to further cracking and structural damage.
One of the most serious forms of deterioration is alligator cracking—a pattern of interconnected cracks that resembles reptile skin. This typically happens when the base layer has been compromised. At this stage, simple patching won’t be enough; repaving is often the best long-term solution.
Potholes and Deep Depressions
Potholes form when water enters existing cracks, freezes, and expands, breaking apart the pavement. As vehicles continue to drive over the weakened surface, the pavement collapses, leaving holes that grow over time.
If your parking lot has multiple potholes or uneven sections, it’s a clear sign that the surface is deteriorating. Even frequent patching won’t solve the problem if the underlying structure is unstable. Deep depressions that collect water are another red flag—indicating that your pavement may need to be completely replaced.
Standing Water and Drainage Issues
A properly designed parking lot should allow water to drain efficiently. If puddles linger after rainfall, it may signal a grading or drainage issue beneath the surface. Standing water can erode asphalt, cause cracks, and weaken the foundation, accelerating wear and tear.
In these cases, commercial parking lot repaving can help correct drainage problems by regrading the surface and restoring proper water flow. Poor drainage left unaddressed will only lead to more extensive—and costly—damage later.
Fading and Worn-Out Striping
Clear, bright striping is essential for traffic flow and safety. Over time, exposure to sunlight, rain, and constant vehicle use causes striping to fade. When parking lines and accessibility markings are no longer visible, it creates confusion and safety hazards for drivers and pedestrians alike.
Faded lines can also put your business at risk of non-compliance with ADA (Americans with Disabilities Act) requirements. If repainting needs to be done too frequently or fails to adhere properly, the pavement may be too worn out to hold paint effectively—another sign that resurfacing or repaving is needed.
Surface Warping and Uneven Areas
A smooth parking lot provides a safer, more comfortable driving and walking experience. If you notice dips, waves, or uneven surfaces, there may be deeper structural problems at play.
Warping often occurs due to heavy vehicle loads, poor installation, or shifting soil beneath the pavement. Uneven areas not only look unprofessional but can also create tripping hazards and damage vehicles. When warping becomes widespread, repaving is usually the most effective fix to restore a level, durable surface.
Raveling and Loose Gravel
Raveling occurs when the top layer of asphalt begins to break apart, leaving behind a rough texture and loose gravel. As this process continues, traction decreases and the lot becomes less stable.
While sealing can sometimes slow raveling, it’s often a sign that the pavement is nearing the end of its lifespan. In these cases, full repaving is the only lasting solution.
Frequent Repairs That Don’t Last
Routine maintenance is essential, but when you’re constantly fixing the same cracks or potholes, it’s a sign the pavement has reached its limit. Patching may offer a temporary fix, but repeated repairs often cost more over time than investing in a complete replacement.
If your property in Clark, NJ is experiencing ongoing issues like these, it’s time to consider a professional evaluation and repaving plan that will save you money and restore curb appeal.
When to Call a Professional
If your commercial parking lot shows multiple signs of deterioration, don’t wait for the damage to worsen. While regular maintenance extends pavement life, certain issues—like deep cracks, potholes, and structural failures—require full replacement.
Tomasso Contracting, Inc. has decades of experience helping local businesses improve their properties through expert paving and resurfacing services. Schedule an inspection today to discuss your options for a smoother, safer surface and find out how professional commercial parking lot repaving can extend the life and appearance of your lot.
