If your Houston parking lot has cracks or potholes, prompt repairs will extend the pavement’s lifespan and maximize the value you get from your concrete or asphalt. It is true in engineering that a dollar spent on maintenance now means several dollars saved later on replacement. This is true for parking lots as well. For example, according to the Pavement Preservation and Recycling Alliance, nearly 75 percent of unsealed asphalt cracks turn into potholes within 36 months – which is a sign of quickly worsening damage.
Commercial property owners should think of parking lot repairs as an investment. In this guide for Houston parking lot repairs, we will outline when it is time to make that investment and what is typically included.
Why is Parking Lot Maintenance Important in Houston?
Houston is covered in parking lots that are frequently covered in intense sun and rain. Houston’s climate punishes pavement, so on-time maintenance is critical for heading off long-term parking lot issues. Here are some of the benefits of prompt parking lot repairs:
- Saves money in the long run – Multiple state transportation departments recommend on-time pavement maintenance for the same reason – because it saves property owners money. Pavement issues have a tendency to worsen with time. What starts as a modest crack will eventually widen and expose the pavement’s subsurface layers to water intrusion. What starts as a small depression will eventually become a pavement-ruining pothole.
It costs less to improve a parking lot’s condition from good to excellent, compared to improving its condition from poor to acceptable. To extract maximum value out of the pavement, the goal is to keep it in good condition for as long as possible. - Improves motorist and pedestrian safety – Parking lot repairs restore the pavement’s surface performance, which itself has a direct impact on motorist performance. When the pavement’s surface loses texture, motorists are more likely to lose traction and struggle with handling their vehicle. Pedestrians are more likely to trip and injure themselves on damaged pavement. Regular parking lot maintenance minimizes these risks.
- Improves traffic flow through the property – This is an adjunct to the previous point. If the parking lot’s pavement is in good condition, motorists can navigate through it without dodging pavement damage. If your property sees a lot of traffic, well-maintained pavement ensures traffic moves smoothly and uneventfully.
- Improves curb appeal – Your parking lot is the first thing potential customers see. If wear and damage are apparent, it will send the wrong message to your potential customers. On the other hand, if it is well-maintained, it will communicate to visitors that your business is also well-maintained.
Maintenance and Repair Considerations for Concrete Parking Lots
Concrete parking lots resist Houston’s wet and hot weather well, so with proper maintenance, property owners can expect up to 30 years from their pavement. However, it is important to repair concrete as soon as cracks or minor spalls appear, as the material is difficult to repair if damage progresses. Essential maintenance for your parking lot should include the following:
- Regular sweeping and the occasional power wash – If trash and other debris build up on your parking lot, it’s only a matter of time before it clogs the property’s drainage structures, which will increase the risk of water damage. To prevent this, work with a power sweeping company to sweep the parking lot clean regularly – every week is a good rule of thumb. The occasional power washing is also recommended, as this will remove grime and dirt that has adhered to the pavement surface, along with chemical residues.
- Sealing minor cracks and patching minor spalls – Minor cracks and spalls (dislodged chunks of concrete) are rarely a threat to the pavement’s structural integrity, but they can lead to problems that do threaten the concrete. Minor cracks can be repaired using one of several crack sealing methods, including routing and sealing, epoxy injection, drilling and plugging, and stitching for particularly severe cracks.
Minor spalls are usually surface patched if they are only a cosmetic issue. If there are numerous spalls, resurfacing may be the recommendation. - Resurfacing the parking lot – If the concrete’s surface is marked with numerous small defects – minor cracks, spalls, discoloration and surface texture issues – then resurfacing the parking lot may make sense if the concrete is expected to last for many more years.
Resurfacing the concrete is less expensive than replacing it, but it is only appropriate if there are no underlying problems that will continue to cause damage once the pavement is resurfaced, like base failures. If your Houston parking lot is a candidate for resurfacing, the pavement team will clean the pavement, prepare the surface (texture it) for better adhesion and install the overlay. If done correctly, resurfacing a concrete parking lot can extend its life by five years or more.
However, there are several scenarios where the concrete’s condition is beyond repair. If any of the following signs are present, the parking lot’s pavement will likely require replacement:
- The concrete is more than 20 years old
- If the aggregate under the concrete surface is exposed
- If the cracks are deep or widespread enough to threaten the pavement’s stability
- If the pavement’s base is failing (subsiding or heaving)
- If more than two inches of the concrete’s surface needs to be replaced
- If repairs cost more than replacement
If you are unsure if the pavement needs to be replaced, a concrete contractor can inspect your parking lot and determine whether maintenance or replacement is required.
Maintenance and Repair Considerations for Asphalt Parking Lots
Asphalt is a flexible pavement, unlike concrete, so contractors often have additional options when performing parking lot maintenance or repairs. If properly maintained, asphalt parking lots will last 15 or more years. The key to longevity is prompt maintenance, which includes:
- Sealcoating – Asphalt is sealcoated immediately following installation and is recommended every 12-18 months after that, depending on how much traffic your Houston parking lot receives. During asphalt sealcoating, the sealcoat (a mixture of asphalt, water and emulsifier) is sprayed or broomed onto the pavement’s surface. Once the sealcoat cures, it forms a wax-like surface membrane that provides protection against water, UV and minor impact/abrasive damage.
- Crack sealing – Asphalt tends to develop a multitude of cracks following installation. Most of these can be sealed if caught early, and pavement crews can seal a large number of cracks at once. Asphalt crack sealer is a rubberized form of asphalt that remains solid until heated. Once heated, it can be injected or deposited on cracks. Following a short curing time, the sealant solidifies in the crack, providing protection from water and solid incompressible matter while remaining flexible enough to move with the crack during periods of thermal expansion.
- Pothole patching – Asphalt potholes act like gaping wounds in the pavement’s surface, allowing water to flow into the parking lot freely and cause rapid deterioration. To stop this destructive cycle, pavement contractors will cut and patch any failed areas of asphalt. During a cut and patch job, all asphalt failures are isolated using sawcutters and extracted from the still-intact pavement. The base under the failed asphalt is stabilized and then hot mix is rolled into the hole and allowed to cure. The result is a like-new patch of pavement.
- Overlaying – Once your asphalt parking lot reaches middle age, it may be time for an overlay. Asphalt overlaying is like concrete overlaying in that the top couple inches are replaced, leaving the remaining subsurface layers intact. During an asphalt overlay, the surface is milled (pulverized) away. Tack coating, which acts like an adhesive, is sprayed on the remaining, intact pavement. Then, a fresh layer of asphalt – which may include reclaimed asphalt from the project site – is installed, compacted and cured.
The above maintenance routines will keep your asphalt looking and performing its best. However, if any of the following signs are present, it is time to consider replacement:
- The asphalt is more than 20 years old
- If damage to the asphalt is widespread (more than 20 percent of its entire surface)
- If the pavement’s base is failing
- If signs of damage re-emerge quickly after repairs
A pavement contractor can inspect your asphalt parking lot and recommend the right parking lot repair to prolong the asphalt’s life.
Consult with an Experienced Pavement Contractor for Parking Lot Repairs
Whether they are made from concrete or asphalt, parking lots wear out over time. How Houston property owners respond to that wear determines whether their pavement fails early – by a decade or more – or provides excellent long-term value. If your parking lot is developing concerning signs of deterioration, an experienced pavement contractor can inspect the property and determine how to restore it for full functionality.
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