When Parking Lot Resurfacing Is Necessary

Complete surface removal and subsurface prep may be necessary when a parking lot is in such severe disrepair that simple resurfacing does not address the problem. This can be costly but is essential to minimize future cracks and potholes.

Parking Lot Resurfacing

Proper planning and communication with contractors and stakeholders can ensure minimal disruptions to business operations. This includes preparing for potential inconveniences and effectively comparing contractor bids. Keep reading the article below to learn more about Parking Lot Resurfacing.

As asphalt ages, it becomes increasingly vulnerable to damage. The best way to extend the life of your parking lot is with preventive maintenance, including crack sealing and resurfacing. While many owners think they can save money by taking on these tasks themselves, it’s important to understand the benefits of professional resurfacing and when to call in the pros.

The age of your parking lot is one factor that determines whether resurfacing is the right option. However, it’s more important to pay attention to the overall condition of your parking lot and address any serious problems before they worsen. Proactive inspection and repair will ensure your parking lot is safe for your customers and employees, which can save you time and money in the long run.

Parking lots with potholes and ruts are not only an eyesore, but they can also cause damage to vehicles. Superficial body damage may not seem like a big deal, but it can affect the resale value of your car or truck. In addition, driving on uneven surfaces can cause tires to go out of balance and lead to tire and rim damage.

In addition to cracks and potholes, other signs of wear and tear include fading parking lines or markings, drainage issues, and warping due to constant pressure from cars and trucks. Resurfacing a parking lot can correct all of these issues, giving it a fresh and renewed look while helping to keep pedestrians and drivers safe.

When repairing asphalt, the first step is to remove any loose debris from the damaged area. Then, the surface is cleaned and tamped to create a smooth, even surface. Finally, the new layer of blacktop is applied over the existing surface.

For severe potholes and ruts, it may be necessary to excavate the damaged areas before resurfacing. This is typically done to remove any old deteriorated material and to make sure the repaired area will be stable under vehicle weight.

When resurfacing a parking lot, it’s also a good opportunity to address drainage issues. If water is allowed to accumulate in low areas, it can damage the foundation of your lot and eventually cause failure. In these cases, paving contractors often install concrete drainage systems or modify existing ones to improve water flow.


Your parking lot is the first impression people have of your business or commercial property. That’s why it’s important to keep it looking its best to ensure you leave a good impression with your clients.

A well-maintained parking lot is not only more visually appealing, but it also helps to ensure the safety of your patrons and employees. A damaged or worn-out parking lot can lead to accidents and injuries, which can result in costly litigation for your business. Resurfacing your parking lot with a superior and more durable material can help you avoid these hazards, protecting both your property and your patrons.

To begin the resurfacing process, your concrete or asphalt surface must be thoroughly cleaned to remove any dirt, debris, oil and other contaminants that may have built up over time. This can be done using a pressure washer or other types of cleaning equipment. Once the cleaning process has been completed, your paving contractor can apply a primer to the surface to promote proper bonding of the new material.

After the primer has been applied, your paving contractor will mix the resurfacing compound. This will usually be done using a large bucket and paddle mixer, as barrel-type mixers tend to produce inconsistent results. The resurfacing compound will then be poured over the surface of your parking lot in one-foot wide strips. A long-handled squeegee is then used to spread the resurfacing material evenly, ensuring that there are no gaps or uneven spots. A non-slip texture is typically added at this point, which can improve safety and offer a more attractive appearance.

The final step of resurfacing your parking lot is to wait for the resurfacing material to cure. Keeping the resurfacing area damp with a fine water mist is often recommended, as this will prevent the material from drying too quickly and potentially cracking or weakening over time. Once the resurfacing is dry, your parking lot can be reopened for use as normal.

Resurfacing your parking lot can be an effective and cost-efficient way to restore its original clean and professional aesthetics. However, for the best results, it should be followed by professional sealcoating and expert line-stripping.


Asphalt parking lots are subject to intense wear and tear due to heavy traffic, weather, and environmental factors. These harsh conditions can cause the pavement to become brittle and susceptible to damage. If these damages are not addressed early, they may result in costly repairs or replacement of the entire lot.

Resurfacing is a great option to improve your parking lot’s aesthetic while maintaining the structural integrity of the asphalt. However, it is important to note that resurfacing will not fix deeper problems such as cracks, potholes, sunken asphalt, or faded parking lines.

During the resurfacing process, your contractor will start by preparing the surface by blowing away any debris and removing any patches of old asphalt. Then, they will prepare the subbase of the lot by milling the surface and smoothing out rough spots. After that, they will put down a layer of small aggregates and oil. Finally, a final layer of asphalt is placed on top and rolled with a roller to make the surface smooth.

While resurfacing is the best choice for a parking lot that needs an immediate improvement, it is also a smart investment for a well-maintained lot that can be expected to last up to 20 years. Proper maintenance such as regular seal coating, promptly addressing cracks and other damages, routine cleaning, and regulation of heavy vehicle traffic can help to extend the lifespan of a resurfaced parking lot.

If you are unsure whether resurfacing or replacement is the right solution for your parking lot, contact an asphalt contractor to assess your options and provide recommendations. They will take into account your lot’s current condition and anticipated lifespan to determine which solution is most cost-effective and effective. In addition, they can work with you to establish a timeline that will minimize the disruptions to your parking lot’s functionality.


A well-maintained parking lot not only enhances a guest’s experience, it also helps reduce safety risks and potential liability. Parking lot resurfacing is one way to maintain the quality of your parking lot and protect guests from hazards like large cracks, potholes, and uneven surfaces. However, you must be able to recognize signs of damage and determine if resurfacing is appropriate for your lot.

Resurfacing is typically a good option for lots with shallow, cosmetic cracks that don’t extend into the subgrade. Deep cracks, on the other hand, should be treated immediately to prevent them from spreading and worsening. Resurfacing can also be a cost-effective alternative to replacing your lot’s entire surface.

Parking lot resurfacing involves laying new asphalt over the existing surface, so it’s important to choose a contractor that has experience with this type of project. Vetting contractors based on their past work, ensuring specialisation and extensive experience, and checking their certifications and licensing are essential steps to ensure your project is successful. It’s also advisable to select a contractor that can guarantee quality workmanship, and provide a clear communication channel to address any issues that may arise during the project.

You should also look for a contractor that offers free site evaluations and cost estimates before starting any work. This will help you determine the scope of work and establish a timeline that aligns with your budget and primary goals. Scheduling the resurfacing project during your business’s off-peak hours or days will minimize disruptions and allow you to continue operating normally.

Resurfacing your parking lot can increase its lifespan by up to 8-15 years. However, it’s crucial to keep in mind that resurfacing is not a replacement for structural repair or other major rehabilitation projects. Proactive maintenance strategies like routine inspections, quick repairs, and seal coating every 2-3 years can help you avoid costly reconstruction projects in the future. In addition, incorporating strategies that regulate heavy traffic and regular cleaning can reduce your parking lot’s resurfacing needs over time.