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Tips to Extend the Life of Your Parking Lot

Erickson AsphaltJune 1, 2021

If you are responsible for managing parking lots in Minnesota, you know how chaotic the traffic and climate can be.These 11 tips may help you to manage your property's asphalt surfaces without looking in horror at alligator cracking, potholes, and pooling after every storm.

Monitor Your Parking lot

Regularly keep an eye on your parking lot so that you can have any potential problems addressed before they get out of control and more expensive to fix. In a perfect world, you would walk your parking lot every month. However, it is imperative in the spring. Inspect for damage left behind by snowplows. as well as cracks from expanding potholes. If a crack measures 1/4 -1 inch, then repair using a crack filling or leveling compound quickly because the sooner you address this kind of damage, the longer your parking will last.

Keep Your Parking Lot Clean

If you want to keep your parking lot in top shape, it is crucial to remove any dirt, debris or weeds as soon as possible. All of these can lead to tiny cracks in the asphalt which will only get worse over time, causing the pavement to be more pron to damage.

Sewer & Drainage Issues

Pay close attention to areas around sewers, storm drains and manholes. If there is crumbling asphalt or sunken spots this can be an indication that there is a drainage issue.

Follow Sealcoating Schedule

For busy parking lots, it's recommended that you seal coat your asphalt parking lot every 2-3 years. Regularly sealing the surface of your lot prevents oxidation from degrading and weakening its structure. Sealcoating also fills in tiny cracks and voids.

Standing Water

Puddles or areas of standing water indicate a there is a potential problem that needs to be solved. The extreme temperature changes in Illinois can quickly cause damage to your lot.

Budget for Repairs and Maintenance

Parking lot repairs can be costly. Keep some money in the budget just in case, and also make sure to keep it maintained. A poorly maintained parking lot might look bad, but it could also become a safety hazard or liability problem for your property.

Have a Parking Lot Maintenance Plan

Having a maintenance plan for your asphalt will help you stay on schedule. A good maintenance plan also solves budget issues because if the program is in place, it means that you won't have to spend too much money right away. A commercial asphalt contractor can help you create a 5-year, 10-year and 15-year plan.

Repair Potholes

Repairing a pothole before they become larger and cause further damage to your parking lot surface is very important. Potholes left unchecked can grow continuously with ongoing traffic and use, increasing the cost of repair and reducing the integrity of your entire asphalt surface.


Asphalt can be damaged by mulch and dirt from landscaping if curbing is not installed around your planting areas.

Adjust Sprinklers

Water is not your parking lot's friend, and poorly adjusted or broken sprinklers can compromise your asphalt.

Remove Oil and Gasoline Spills

Parking lot damage can be permanent due to harmful materials that are dripping from engines. These materials' chemical compositions can cause asphalt to deteriorate quickly. These should be cleaned as soon as possible.

Parking lots are a necessity for any business, but they don't come cheap! If you want your parking lot to be cost-effective in the long run, follow the above tips will extend the life of your parking lot.