A variety of factors impact the lifespan of asphalt parking lots—like damages and repairs to the asphalt, weather conditions, frequency of use, and your commitment to ongoing maintenance. With proper care, they typically last up to 25 or 30 years.
But regardless of things you can’t control, there are proactive steps you can take to maximize the endurance of your asphalt parking lot and get the most out of it.
What to Do as Asphalt Parking Lots Age
Your parking lot won’t last forever, but you can get the most out of it with these simple steps, depending on its current age.
- 0-5 years old—While there shouldn’t be many repairs needed during these early years (unless there was improper installation), preventative maintenance should begin as early as possible. Small cracks could begin to develop and fading could start to occur, but it should look fairly sharp throughout these early years. Occasionaly, however, frost heaving can cause even brand new pavement to break.
- To do: Start preventative maintenance like sealcoating specifically to slow the oxidation process and further delay cracks from forming. Also keep your parking lot clean and clear of debris and vegetation. This will prevent problems in the future.
- 5-7 years old—It’s important to take good care of your asphalt parking lot during these years to avoid problems throughout its life. Routine maintenance is a must from here forward. Seal coating and crack sealing will help it stay in tip-top shape. If winters are harsh in your area, take proper precautions to counter any damage from salt or plowing.
- To do: Regular sweeping, weeding, seal coating, and crack filling. The more proactive you are during these years, the longer your parking lot will last.
- 7-15 years old—After 10 years of use, your parking lot will show more signs of wear and tear. If it gets a lot of use, it may be time for repairs to keep your parking lot in good shape.
- To do: Address the needed repairs as they arise rather than procrastinating. Small cracks can turn into large ones, and small holes can turn into potholes. If neglected, these issues will shorten the lifespan of your asphalt as well as potentially endanger your customers and their vehicles.
- 15-25 years old—At 15-years old, your parking lot will need more significant care than in earlier years. Sealing and resurfacing may be necessary and will help extend its life.
- To do: More substantive repairs, crack sealing, and patchwork may be needed throughout these years. If you haven’t maintained your parking lot well over the years, the lack of upkeep and significant repair needs will likely show up at this time.
- 25-35 years old—If you took good care of your parking lot over the years, it may last into its late 20s or even its 30s. At this age, asphalt may become brittle, and when repairs are needed, they may be more extensive due to your parking lot’s age. If there is structural damage, it may be time for a new parking lot.
- To do: If your parking lot lasts past 25 years, congratulate yourself on your proactive maintenance and repairs that have helped it last so long. When you find that the cost of maintenance and repairs are nearly greater than the price of a new parking lot, it’s time for a new lot.
Parking Lots That Aren’t Properly Maintained Deteriorate Faster
Failing to keep your parking lot properly maintained will only worsen any underlying issues and speed up its deterioration. Cracks left to themselves get larger, and eventually turn into potholes, endangering cars and people.
How a Pavement Maintenance Program (Like Ours) Helps Extend the Longevity of Your Parking Lot
At EverLine Coatings and Services, we’re fully committed to the success of your property, which is why we have a Preventative Pavement Maintenance Program. This program typically doubles the lifespan of your pavement, so you continue to save money on your property over the years.
How to Know When It’s Time to Replace Your Parking Lot
Whether you should repair or replace your parking lot depends on its condition and how old it is. If your asphalt lot is failing because of underlying design, structural, sub-soil, or construction issues, a repair won’t solve those problems.
If your asphalt lot is approaching its lifespan (up to 25 or 30 years) or if 25-35% of its surface area needs to be removed due to damage, it’s most cost effective to get a new parking lot. With preventative maintenance, a new lot can last longer and serve you and your customers well over those years.
How Our Asphalt Repair Experts Can Service Your Parking Lot
Don’t let your business’s image suffer as a result of a damaged asphalt parking lot. At EverLine Coatings, we give proper assessments of parking lots so you can avoid any missteps in getting them back into excellent condition.
Our team completes projects of any size for your unique municipal, commercial, and residential needs. From commercial parking lots to asphalt driveways, pathways, or roads, our crew is ready to step up to the challenge, repair your asphalt, and restore your company’s pristine image in the community.
Take a look at how our asphalt repair services provide permanent, seamless repairs using your existing asphalt, making it a green alternative to other repair systems. Our infrared process works by using a proprietary process where repair areas are heated up, reworked, rejuvenated, and compacted for premium looking and long-lasting results. Contact us for a free estimate.