5 Signs Your Asphalt Parking Lot Needs Paving

When it comes to managing a commercial property, keeping your parking lot in good shape is critical. It’s the first thing people see, and its condition says a lot about your business. While regular asphalt maintenance like sealcoating can extend the life of your pavement, there comes a point when these fixes aren’t enough. When surface damage is widespread or structural issues are present, parking lot paving from our Flushing commercial asphalt paving contractor becomes the smartest long-term investment.

Here are 5 signs it may be time to consider paving a parking lot instead of completing another round of temporary repairs.

1. Widespread Cracking and Alligatoring

Cracks that spread across your lot in a web-like pattern, known as alligator cracking, are more than just a surface issue. These often signal that the base layer beneath the asphalt has started to fail. While asphalt crack repair can handle isolated cracks, widespread cracking is a strong indicator that it’s time for some form of asphalt replacement. Continuing to seal and patch over structural problems will only delay the inevitable and increase repair costs over time.

Our commercial asphalt paving contractors will always assess your parking lot first and give our professional opinion. We know that it can be disruptive to not just your schedule but to your customers coming and going, so our team wants to be sure full-on paving is best before moving forward. There are instances where certain cracks may not warrant a replacement and asphalt overlay resurfacing might be recommended instead. 

2. Frequent Potholes

If potholes keep showing up, even after being repaired, you’re likely dealing with deeper issues. Potholes often form when water infiltrates cracks and weakens the pavement from the inside out. Repeated patching might help short-term, but if you’re constantly chasing new holes, commercial parking lot paving is likely the better option. A fresh layer of asphalt can eliminate the ongoing safety risks and liability concerns that come with damaged pavement.

3. Drainage and Catch Basin Issues

Standing water after a rainstorm is a major red flag. Poor drainage accelerates pavement deterioration and increases the risk of deep cracks and potholes. If water is collecting near a damaged catch basin, or you notice the basin itself is sinking, cracked, or surrounded by soft spots, it may be time for more than just catch basin repair. Commercial asphalt parking lot paving can address grading issues and ensure proper water flow to extend the life of your investment.

4. Fading, Staining, and Surface Wear

A faded, stained lot doesn’t just look bad—it also signals aging asphalt that’s losing its protective layer. Over time, exposure to sun, chemicals, and traffic breaks down the top surface. While asphalt sealcoating helps preserve newer pavement, it’s less effective on lots that have already lost their structural integrity. If your lot has extensive discoloration, oil stains, and surface wear, a full parking lot replacement may be necessary to restore both function and appearance.

5. The Lot Is 20+ Years Old

Even the best-maintained asphalt won’t last forever. If your lot is over two decades old, chances are it’s nearing the end of its lifespan. Regular commercial asphalt maintenance can help stretch that lifespan, but age combined with other signs of damage is a strong signal that it’s time to invest in paving. New pavement offers better safety, improved drainage, and a polished look that enhances curb appeal.