Running a business or managing large commercial properties takes an inherent understanding of project management so that you can keep all the plates spinning at once! One thing that can be easy to overlook is parking lot resurfacing.
We know it’s not the most attractive or exciting topic, but keeping your parking lot in good shape is one of the best ways to add curb appeal to your property and make sure your business’s outside is representative of what your guests will find inside!
Parking lot maintenance includes everything from day-to-day upkeep to major repair projects. One aspect of parking lot maintenance you may be overlooking is parking lot resurfacing.
What Is Parking Lot Resurfacing?
The term “resurfacing” is the most general term for parking lot maintenance, and it tends to be used by the public when they aren’t sure about the specific type of repair being done.
Resurfacing is the “goldilocks” level of parking lot repair.
Resealing, which involves adding a new layer of sealcoat to the parking lot without laying down a new coat of asphalt, is the least intensive repair.
Repaving, which involves removing all the old pavement, replacing it with a whole new layer of asphalt, and then sealcoating it, is the most intensive parking lot repair.
Resurfacing is the “in-between” option, which involves adding a new layer of asphalt to the existing pavement surface. For most parking lots, which need more than a fresh coat of sealcoating but don’t need to be fully repaved, resurfacing is “just right.”
Parking lot resurfacing adds a new layer of asphalt about 2 inches deep. This makes the parking lot look like new by repairing wear and tear that accumulates over years of use and is a cost-effective way to add up to 15 years of lifespan to your parking lot.
What Is Involved in the Resurfacing Process?
We’ll level with you (see what we did there?). This is not a how-to guide. This is not a DIY project. You’ll want an experienced crew to handle this job to make sure the job is done right.
Preparation
Like with most other things, the first step in parking lot resurfacing is the step before parking lot resurfacing. Any structures like speed bumps, pipes, or wires must be moved, demolished, or removed. This makes the blacktop into a blank canvas so that the resurfacing process can begin!
Asphalt Milling
Remove the top layer of asphalt (easy, right?). This step involves removing the top layer of asphalt to make room for new material, and it will take about a whole day to complete this step. You’ll need to notify anyone who normally parks in the parking lot, and the parking lot should remain closed for the rest of the job.
Repair
Once you’re down to the foundation, how’s that foundation looking? This is when the crew will repair the pavement underneath the (now removed) asphalt, do more milling to smooth out rough spots, and make sure the underlying foundation is as smooth as possible. This includes filling in small cracks and potholes.
Asphalt Resurfacing
This step starts with the tack coat (the thick, sticky layer that affixes the asphalt to the foundation) and involves multiple layers. Tools used in this step involve leaf blowers, heavy machinery, and squeegees! There’s also some significant downtime, as each layer must dry before moving on to the next one to ensure the parking lot will be in good condition.
Sealing
When the top layer of your new parking lot is all shiny and new, that’s our favorite part! We protect this beauty from the elements with a layer of sealcoat.
Repainting and Relining
Before opening your new parking lot back up to the public so that you can show it off to your guests, it’s time to repaint any lines for parking spaces, traffic patterns, ADA compliance, walkways, and other driveway or parking lot markings.
Benefits of Parking Lot Resurfacing
The most significant benefit of parking lot resurfacing is the continued safety of your guests when they choose to visit your business or property. The most tangible benefit of parking lot resurfacing is the increased property value and the time and money you’ll save by investing in regular maintenance instead of waiting until it’s turned into a situation needing significant repairs.
Signs Your Parking Lot Needs to Be Resurfaced
Pay attention to these signs. This is your parking lot trying to tell you it’s time to think about resurfacing!
Faint Parking Stripes or Lines
Traffic, rain, sunlight, and other daily exposure will cause the markings in your parking lot to lose their brightness and become faint. This can cause confusion or even result in injury in your parking lot. Redrawing these essential markings to be more visible is included in parking lot resurfacing.
Distortion
Pressure from vehicles driving over your parking lot every day can result in distortion and uneven surfaces. Warping is more common when the parking lot sees a lot of traffic from heavy vehicles, such as in industrial parking lots. Resurfacing restores the warped parking lot to level and helps keep pedestrians safe.
Cracks
When cracks appear in your parking lot, it’s time to start thinking about resurfacing! Asphalt develops cracks over time due to exposure to moisture and sunlight. Deep cracks can be a severe hazard to people and vehicles. If ignored, cracks will continue to spread and can even cause damage to the parking lot’s foundation.
Potholes
Guests who visit your business, apartments, or commercial buildings hate potholes. They told us so! Okay, they didn’t tell us anything, but no one likes potholes! They can cause damage to vehicles (mainly on the tires and rims, but we’ve seen some crazy stuff). They can also become a trip or fall hazard, especially during the fall and winter months when slipping is more common.
Ready to Resurface Your Parking Lot?
When it comes to parking lot resurfacing, you’ll get the best result by working with a group of pros who have decades of experience with this kind of work. Whether you’re ready to start immediately or have questions about the next steps to take, the team at McConnell & Associates is here to help! Contact us today to get started!
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