9 Signs You Should Replace Your Asphalt Parking Lot

1. Multiple Potholes

Potholes are not only a nuisance but can also be dangerous for vehicles and pedestrians, potentially leading to accidents or damage. When your parking lot starts resembling a minefield more than a flat surface, it’s a clear sign that repairs may not be enough. Parking lot replacement becomes necessary when potholes are deep, numerous, and frequently recurring.

2. Large Cracks

Cracking is typical due to environmental wear and tear, but when cracks expand to more than a quarter-inch wide or run deep into the asphalt layer, they can allow water to penetrate and weaken the sub-base, leading to more severe issues. If cracking is extensive across the parking lot, patching might no longer be effective, signaling the need for asphalt parking lot paving.

3. Drainage Issues

Poor drainage can severely impact the integrity of your parking lot. If you notice standing water on the surface long after a rain has passed, it might be due to improper slope or degraded asphalt that prevents proper drainage. This stagnation can cause the asphalt to break down faster, making parking lot replacement necessary to correct the underlying drainage issues.

4. Faded and Worn Surface

Asphalt fades to a lighter color as it ages, due to exposure to UV rays, which also make the surface more brittle. A faded, worn surface is more susceptible to cracks and potholes. If your parking lot looks old and worn out, replacing it can improve the aesthetic appeal and functional quality of your property.

5. Undermining

Undermining occurs when the soil under the pavement is washed away or settles unevenly, causing the asphalt to crack or collapse. This can happen due to water leaks, poor initial construction, or natural soil erosion. Significant undermining often requires a complete overhaul of the affected areas, if not the entire lot.

6. Alligator Cracking

Named for its resemblance to alligator skin, this pattern of extensive interconnected cracking is a clear indicator that the structural integrity of the parking lot has been compromised. Alligator cracking generally suggests that merely filling cracks will not suffice—replacement is necessary to address the underlying issues.

7. Age

Asphalt parking lots typically have a lifespan of about 20-30 years, depending on the quality of installation and ongoing maintenance. If your parking lot is approaching or has surpassed this age range and shows signs of significant wear, it might be more cost-effective in the long run to replace rather than continually repair it.

8. Frequent Repairs

If you find yourself scheduling asphalt patching or crack sealing multiple times a year, this could mean the pavement structure is beyond its functional life. At a certain point, the cost of ongoing maintenance outweighs the investment in a full replacement, making a new parking lot the more practical choice.

9. Uneven or Sinking Areas

Sections of your parking lot that appear uneven, wavy, or sunken can signal serious foundational issues beneath the asphalt. These low spots often lead to pooling water, trip hazards, and further surface deterioration. Parking lot replacement is usually necessary to address the compromised base layer and restore a safe, level surface.

Consider Replacing Your Asphalt Parking Lot

Replacing an asphalt parking lot is a significant investment, but it’s essential for safety, functionality, and curb appeal. If you notice several of these signs, it may be time to consult with our team to explore your options for replacement. Routine parking lot repairs and asphalt crack sealing can extend the life of your pavement, but when these critical signs appear, proactive replacement is often the best decision.