Common Mistakes Property Owners Make When Maintaining a Parking Lot
Maintaining a parking lot might seem straightforward, but overlooking small details can lead to costly damage, safety hazards, and expensive repairs. Whether you’re managing a retail plaza, office complex, or apartment community, understanding proper maintenance practices is essential to preserve pavement longevity, ensure visitor safety, and protect your investment. Below, we’ve outlined some of the most frequently made mistakes property owners make when maintaining a parking lot—along with expert tips to avoid them.
Why is ignoring small cracks in asphalt a big mistake?
Small cracks may seem harmless, but they can quickly become serious problems. When left unsealed, moisture seeps into the sub-base and weakens the structure. In colder climates, freeze-thaw cycles cause the water to expand and contract, worsening the damage. Over time, these cracks widen and develop into potholes. Sealing cracks early is an inexpensive way to prevent larger, costlier repairs later. Routine inspections can help you catch and fix them before they spread.
How often should parking lots be sealcoated, and what happens if they’re not?
Sealcoating is one of the most effective ways to extend the life of asphalt. It acts as a barrier against UV rays, water, oil spills, and other harmful substances. Skipping sealcoating can result in faded, brittle pavement that cracks more easily and loses its aesthetic appeal. Ideally, you should sealcoat your lot every two to three years, depending on traffic and exposure. Neglecting this maintenance step reduces the protective qualities of the asphalt and shortens its overall lifespan.
Is poor drainage really that harmful to a parking lot?
Yes, poor drainage is one of the leading causes of accelerated asphalt deterioration. When water is allowed to pool on the surface, it seeps into the pavement layers and undermines the sub-base. This weakens the entire structure and increases the likelihood of cracking and pothole formation. Property owners should ensure their lots are properly graded and that drains, catch basins, and gutters are regularly cleaned. Investing in proper drainage solutions prevents long-term structural issues.
Why do some property owners skip striping and re-striping?
Line striping is more than just a cosmetic detail—it plays a critical role in organizing traffic, improving safety, and ensuring ADA compliance. When lines fade or become difficult to see, drivers are more likely to park incorrectly, block fire lanes, or create unsafe situations. Skipping re-striping also creates confusion for pedestrians. Repainting lines every 12 to 24 months helps maintain order, keeps your property looking professional, and reduces liability risks from traffic accidents.
What are the dangers of delaying pothole repairs?
Potholes pose serious risks to vehicles, pedestrians, and your bottom line. Ignoring them leads to deeper craters, more extensive damage, and increased repair costs. Beyond the inconvenience, potholes are a liability issue. If a customer or tenant damages their vehicle or suffers an injury, you may be held responsible. Prompt repairs prevent the spread of damage, reduce the risk of accidents, and maintain your property’s credibility. Address potholes as soon as they’re discovered for best results.
Should I use de-icing salts in winter, or are there better alternatives?
While de-icing salts are effective at melting ice, overusing them can degrade your asphalt surface and harm nearby landscaping. Salt accelerates the freeze-thaw cycle, increasing the chance of cracking, especially if water infiltrates existing cracks. Sand or calcium chloride are safer alternatives for ice control. It’s also wise to remove snow promptly and avoid plowing too close to the surface to prevent unnecessary scraping. Winter maintenance should strike a balance between safety and surface preservation.
Can hiring an inexperienced contractor affect my parking lot?
Yes, choosing an inexperienced or unlicensed contractor is a common mistake that often results in subpar work and costly do-overs. Poor workmanship can lead to improper grading, thin asphalt layers, uneven compaction, and premature deterioration. It’s essential to hire a licensed, insured contractor with a strong portfolio and local experience. Ask for references, request written estimates, and ensure they follow current ADA and zoning regulations. Your parking lot is a long-term investment—it pays to work with qualified professionals.
Why do property owners underestimate the importance of regular inspections?
Some property owners assume that if the parking lot looks fine on the surface, it must be in good condition. Unfortunately, many problems begin beneath the surface and go unnoticed until they become visible and expensive. Regular inspections, ideally once per season, allow you to detect small issues like drainage blockages, early cracking, or weakening pavement. Early intervention keeps costs low and extends the life of your asphalt. A proactive maintenance schedule always outperforms a reactive one.
What impact does heavy vehicle traffic have, and how can it be managed?
Heavy trucks, delivery vans, and dumpsters can place immense stress on specific areas of your parking lot. This concentrated weight can cause depressions, cracking, and premature surface failure. One mistake is designing a lot without reinforcing these high-load zones. To manage this, install thicker asphalt in areas with frequent heavy traffic and consider using concrete pads under dumpsters. Marking and managing vehicle routes also helps distribute weight more evenly across the lot.
Why is it important to consider ADA compliance during maintenance?
ADA compliance isn’t optional—it’s the law. Neglecting to maintain accessible parking spaces, ramps, and clear paths puts your business at risk of legal consequences and fines. Many property owners mistakenly overlook ADA regulations during resurfacing or striping. Ensuring your lot meets slope requirements, has proper signage, and clearly marked spaces for disabled individuals is essential. Any resurfacing or repairs should maintain or enhance your ADA compliance, not compromise it.
Is it better to repair or repave a damaged parking lot?
That depends on the extent of the damage. Spot repairs are suitable for isolated problems, but if over 30% of your parking lot is cracked, uneven, or deteriorated, resurfacing or full replacement may be more cost-effective. Continuing to patch over failing asphalt only delays the inevitable and often increases costs over time. An experienced contractor can evaluate the lot’s condition and recommend whether repairs, overlays, or a full repave is the right move.
What’s the best way to develop a long-term maintenance plan?
Many property owners don’t plan ahead for pavement upkeep, which leads to missed opportunities for preventative care. The best approach is to work with a contractor to create a custom maintenance plan based on your lot’s age, usage, and exposure. A good plan includes scheduled inspections, crack sealing, sealcoating, line striping, and long-term resurfacing timelines. Building maintenance into your annual property budget makes it easier to avoid unexpected repair costs.
Conclusion
Maintaining a parking lot requires more than occasional attention—it demands a strategy. From delaying crack sealing and skipping sealcoating to ignoring drainage or hiring the wrong contractor, the most common mistakes often stem from neglect or lack of planning. Fortunately, every one of these issues is avoidable with the right approach.
By staying proactive and working with trusted professionals, you can preserve the condition, appearance, and safety of your parking lot for years to come. At Productive Asphalt, we help property owners across New Jersey and Pennsylvania take control of their pavement with smart, cost-effective solutions. Contact us today for a free assessment and start building your maintenance plan the right way.
