Over time, even the best-built asphalt lots begin to show wear. Ignoring early warning signs can lead to bigger problems, costlier repairs, and safety hazards. So, how do you know when it’s time to act? Let’s explore the top 5 signs your parking lot needs maintenance, along with tips on how to address each issue before it escalates.
1. Cracks Are Spreading
A few small cracks might seem harmless, but they’re one of the earliest (and most important) signs your pavement needs attention.
Common types of cracks:
- Alligator cracking: A pattern of interconnected cracks resembling scales. Often a sign of sub-base failure.
- Longitudinal and transverse cracks: Caused by temperature shifts and shrinkage.
- Edge cracks: Usually the result of poor drainage or heavy vehicle loads near the perimeter.
Cracks allow water, oil, and debris to seep in, undermining the structural integrity of your lot. In winter, freeze-thaw cycles can make things worse fast.
For minor cracks, crack sealing can prevent water intrusion and extend pavement life. For severe cracking, consider asphalt patching or resurfacing.
2. Standing Water or Drainage Issues
Puddles might seem like a minor nuisance, but they often signal underlying drainage problems or surface grading issues.
Warning signs:
- Water is pooling in the same spots after rainfall
- Water seeping into cracks or potholes
- Mildew or discoloration in low spots
Standing water weakens the asphalt and base layers, leading to premature cracking, potholes, and erosion. Over time, this can affect the entire structure of your parking lot. To fix this, consider regrading your lot to improve drainage. Additionally, you can install or clear out existing storm drains to reduce standing water on your lot.
3. Potholes Are Starting to Form
Potholes are a clear indicator of asphalt failure and should be addressed quickly before they grow in size and cost.
Why do potholes form?
- Water enters cracks → freezes, → expands
- Weakened asphalt breaks under vehicle pressure
- Chunks of pavement dislodge, leaving a hole
Potholes create a trip hazard for pedestrians and can cause damage to vehicles. If there are potholes in your parking lot, your business is at risk for legal liability. Hot asphalt patching is a durable and long-term solution for potholes.
4. Faded Line Striping and Markings
If customers can’t tell where to park, turn, or walk, it’s time for restriping.
Signs of faded striping:
- Parking stalls are hard to see
- Arrows and directional lines are unclear
- ADA spaces or fire lanes aren’t fully visible
- Crosswalks and stop bars are worn
Fading striping can cause traffic confusion and potentially fines from ADA. Restriping is generally recommended every 1-2 years or after every sealcoating.
5. Asphalt Surface Is Fading or Brittle
That rich black asphalt finish doesn’t last forever. Over time, oxidation, weather, and sun exposure break down the binders, leaving your surface gray, dry, and brittle.
Signs of asphalt aging:
- Loss of color (gray or dusty appearance)
- Surface roughness or raveling
- Loose gravel or surface material
Old asphalt is at a higher risk of cracks, potholes, and other damage. Sealcoating your lot every 2-3 years can restore protection and keep your lot looking nice.
Why Regular Parking Lot Maintenance Matters
Staying on top of these issues saves money and extends the lifespan of your asphalt. It also keeps your property looking sharp and your visitors safe.
- Lower long-term costs by preventing major repairs
- Improve curb appeal and create a professional image
- Ensure compliance with local safety and ADA regulations
- Enhance safety for drivers, pedestrians, and employees
Don’t Wait Until It’s Too Late
Catching small problems early is the key to avoiding costly repairs and liability issues. If your parking lot is showing any of these signs, take action now—before the damage spreads.
Otto’s Parking Marking is ready to help you keep your pavement safe, compliant, and looking its best. Contact us today and get your parking lot in tip-top shape.