5 Signs It’s Time to Schedule Commercial Asphalt Paving

Here are 5 unmistakable signs that it’s time to stop patching and start paving.

When Patching Won’t Cut It

Every commercial property owner knows the importance of keeping a parking lot in good condition. It’s not just about appearance — it’s about safety, liability, and curb appeal. While asphalt maintenance methods like asphalt patching, fixing asphalt cracks, sealcoating, and pothole repair are valuable tools, they’re not cure-alls. There’s a point when asphalt repair becomes less cost-effective and more of a temporary bandage.

Related Post → Sealcoating vs. Resurfacing: Which Makes More Sense?

If your lot is riddled with parking lot potholes, deep cracks, and uneven surfaces, constantly chasing minor fixes can lead to higher costs over time. Worse, it can create safety hazards and reflect poorly on your business. When parking lot maintenance no longer holds up, it’s time to consider options like full replacement, asphalt milling, or parking lot resurfacing.

1. Widespread Cracking and Alligator Patterns

Hairline cracks are normal and easily handled with asphalt patching or crack fill. But when you start to see extensive alligator cracking — named for the reptile-like patterns it forms — it’s a sign the base beneath your asphalt is compromised. These cracks signal structural failure that can’t be fixed with surface repairs alone. Paving a parking lot becomes necessary to rebuild a stable foundation and eliminate future liabilities.

2. Deep, Persistent Potholes

One or two parking lot potholes might be manageable with standard repair methods, but when they keep reappearing, or cover large areas of the lot, our local asphalt paving contractors recommend more than a quick fix. Frequent potholes often point to moisture infiltration and subgrade deterioration. They’re also a major trip-and-fall hazard. Rebuilding the surface with commercial paving is the long-term fix that prevents expensive lawsuits and repeat maintenance calls.

3. Drainage Issues and Standing Water

If your lot isn’t draining properly, it’s more than an inconvenience. Poor drainage accelerates asphalt breakdown by allowing water to seep through cracks, freeze, and expand. Over time, this undermines the base and leads to more severe structural damage. Addressing drainage problems usually requires regrading during a commercial parking lot paving project to restore proper slope and flow.

4. Faded Striping and Surface Erosion

When parking lot line striping fades fast and the sealcoat no longer lasts, your surface may be too worn down for regular maintenance to make a difference. UV rays, heavy traffic, and age wear away the top layers of asphalt. If you’re constantly refreshing your lot and seeing diminishing returns, asphalt paving or resurfacing is the smarter choice to reset the clock.

5. Your Lot Is 15–20 Years Old

Even with great asphalt maintenance, every surface has a lifespan. After 15–20 years, most lots have experienced enough wear and tear that replacement is inevitable. At this stage, ongoing asphalt repair becomes a money pit. Upgrading through asphalt milling and paving a parking lot from the base up can restore structural integrity and aesthetics for another two decades.