Deciding whether to repair or entirely replace a parking lot can be challenging for property managers, as it sometimes involves the expertise of a reputable and experienced contractor. Knowing the difference between asphalt resurfacing and replacement options is critical because these projects can typically involve considerable resources. The right solution depends on the severity of deterioration and the overall conditions of the surface and foundation.
Look for signs that can help you determine the level of damage before you contact a construction company for services.
Asphalt Resurfacing vs. Replacement
Parking lot damage can occur for many reasons, including freezing temperatures, precipitation, heavy vehicle traffic and lack of maintenance. If a parking lot’s foundation is structurally sound, there’s a good chance that a repair can return the asphalt to good working order. However, when damage to the foundation is significant, the repair costs can often exceed the price of a total replacement.
If more than half of your commercial property’s parking lot has considerable damage, the most cost-effective decision might be a complete replacement. Similarly, if multiple cracks in the pavement are too deep, a replacement is often the best option. In addition, a full replacement is usually the better choice when your parking lot shows considerable damage and it’s more than 20 years old.
Types of Parking Lot Resurfacing and Other Repair Options
When pavement damage is minor and the foundation is solid, several types of repairs can help restore the condition of an asphalt parking lot. Some examples of minor repair include:
- Patching: If you catch a crack or a pothole before it becomes too severe, patching is the most cost-effective way to repair the problem. Patching typically involves the application of one or two inches of asphalt to fill in the gaps, preventing the cracks from expanding and growing in size. Routine patching is also one of the most common forms of preventive maintenance.
- Overlaying: An asphalt overlay is essentially a patch over an expansive stretch of the lot. This process is typically the best repair option when cracks are present across the entire pavement. For an overlay to work effectively, the asphalt should be mostly structurally sound, clean, level and capable of bonding to the overlay.
- Resurfacing: Resurfacing a pavement involves milling or removing the asphalt’s top layer and applying an entirely new surface. This option is ideal when damage is prevalent throughout the parking lot and goes deeper than the top surface. If your foundation is sound, resurfacing can provide you with the look of a new lot without needing to perform a total replacement.
Parking Lot Replacement
When structural issues in the foundation eliminate the option of simple repairs, the only remaining choice involves an entire replacement. Even though a repair may hold up for a few years, the costs of additional services down the road can quickly exceed the price for a new parking lot. Before committing to a replacement, it’s a good idea to consult with a licensed professional contractor with experience in all aspects of asphalt work.
Some of the primary steps surrounding a complete pavement replacement include:
- Removing the existing pavement.
- Evaluating the condition of the subgrade.
- Laying down a drainage layer of recycled aggregate.
- Installing a compacted asphalt base layer.
- Laying a new asphalt surface layer.
- Compacting the surface.
- Adding lines and markings.
With the proper care and preventive maintenance, a new parking lot can stay in peak operating condition for several decades.
The Importance of Asphalt Service and Maintenance
The responsibility of maintaining your tenant’s parking lot is critical for multiple reasons. Besides providing your tenant with an attractive, safe environment, regular maintenance can also increase the value of your property. Some additional benefits of appropriately caring for your property’s asphalt pavement include:
- Identifying potential problems early: Regular visual inspections of the parking lot allow you to identify small cracks and holes before they become severe.
- Preventing expensive repairs: Taking the time to seal a minor crack can save you a significant amount on costly repairs involving overlaying or resurfacing down the road.
- Enhancing appearance: A parking lot with curb appeal will improve your property’s reputation and reflect your image as a responsible property manager.
- Improving safety levels: Parking lots with cracks and holes increase the risk of accidents and vehicle damage. Asphalt damage also poses falling or tripping threats to pedestrians.
Get in Touch With ToriTom Services Today
ToriTom Services can cover all your commercial property’s parking lot repair needs, from filling cracks to overlaying to resurfacing to entire replacements. Our highly skilled team is among the most knowledgeable and experienced in the industry. Our goal is to provide the highest quality services to cities throughout Florida at the most affordable prices.
To learn more about our asphalt repair services, contact us online or call us at 941-932-2593 today for a free quote.