Smooth Paving

When Should a Parking Lot Be Replaced?

As a business owner, there are so many moving parts that keep your business running smoothly. There is always something to be considered! This includes your parking lot. Your parking lot is essential to keeping guests and customers entering your door. Knowing when to replace your parking lot is an important decision that requires consideration of several factors.

Here we will address 6 items to consider when trying to decide whether or not to replace your parking lot.

Extensive Damage

Some things are more obvious than others. You may be able to take one close look at your parking lot and determine there is a lot of damage. If the asphalt surface is severely cracked, potholed, or crumbling, it may be beyond repair and require replacement. Things to look for:

  • Large cracks/gaps
  • Potholes
  • Raveling or disintegration
  • Standing water
  • Pavement markings faded or worn
  • Uneven and/or sunken areas
  • Warping or buckling

Drainage Problems

Drainage problems can lead to accelerated problems with your asphalt parking lot. Excessive water can lead to the following issues:

  1. Standing water: If water is not able to drain properly from the surface, it can pool on top of the asphalt. This can cause the surface to soften, weaken and degrade over time, leading to cracks, potholes, and other types of damage.
  2. Increased freeze-thaw cycles: When water is trapped on the surface of asphalt, it can lead to more frequent freeze-thaw cycles. This can cause the asphalt to expand and contract, leading to cracking and other forms of damage.
  3. Erosion: If water is not able to drain away from the surface of the asphalt, it can cause erosion of the sub-base material beneath the asphalt. This can weaken the structure of the asphalt and cause it to fail prematurely.
  4. Chemical damage: If water is not able to drain properly from the surface of the asphalt, it can cause chemicals such as oil, gasoline, or antifreeze to accumulate on the surface. These chemicals can cause the asphalt to break down and weaken over time, leading to further damage.

An Old Parking Lot

The lifespan of a parking lot can vary depending on several factors, including the quality of the materials and construction, the climate in the region, and the level of maintenance it receives. However, in general, a parking lot that is approaching 20 to 25 years old may be considered too old and may need to be replaced.

At this age, the asphalt surface is likely to have undergone significant wear and tear and may be exhibiting signs of damage and deterioration such as cracking, potholes, and fading. If left unaddressed, these issues can continue to worsen over time and may pose safety risks to drivers and pedestrians. It is important to note that with proper maintenance the lifespan of your parking lot can be extended.

Concerns for Visitors' Safety

Your customers and guests safety is one of your top priorities, we are sure! This means that keeping an eye out for the following safety issues will help your decision making process:

  1. Trip and fall hazards: Uneven or broken pavement can create trip and fall hazards for pedestrians, leading to injuries and potential lawsuits.
  2. Potholes: Potholes in a parking lot can damage vehicles and pose a hazard to drivers and pedestrians.
  3. Poor drainage: Poor drainage can cause water to pool on the surface, leading to slippery conditions and increasing the risk of accidents.
  4. Faded or missing pavement markings: Faded or missing pavement markings can create confusion for drivers and increase the risk of collisions and other accidents.

If you have the above problems, depending on the severity you may want to consider replacement.

ADA Compliance

The Americans with Disabilities Act (ADA) sets standards for accessibility in public spaces, including parking lots. Here are some of the key requirements for parking lot asphalt under the ADA:

  • Slope: Slope needs to be in compliance so that those with disabilities including mobility devices and wheelchairs can navigate easily.
  • Cross-slope: Compliance with cross-slope ensures those with disabilities do not feel as though they are tipping to the side.
  • Texture: The surface of the parking lot should be firm, stable, and slip-resistant.
  • Markings: The parking lot should be clearly marked with designated accessible parking spaces that comply with the ADA requirements for size, location, and signage.
  • Curb ramps: Curb ramps should be provided where there are curbs or other barriers in the parking lot.
  • Accessible routes: Accessible routes should be provided from the accessible parking spaces to the building or facility entrance.

Excessive Maintenance Costs

While proper maintenance will help lengthen the life of your parking lot, there may come a time when the maintenance costs become too much. If the cost of ongoing maintenance and repairs for the parking lot is becoming too high, it may be more cost-effective to replace the surface.

Need Help?

It is our hope that these items to look for will help you understand better when it is time to replace your parking lot. If you still have questions, we are happy to help answer them! Contact a helpful member of our team today to discuss your parking lot, and how we can help you. For a quote, you can fill out our quote form. We look forward to hearing from you!