Seven Signs of a Failing Parking Lot

Maintenance is key in maximizing your pavement’s value. Multiple state-level departments of transportation have come to the same conclusion – it is more cost effective and easier to keep pavement in good condition, compared to letting the pavement deteriorate and then having to restore it from poor condition. The goal for property owners is to pay attention to the signs of potential parking lot failure, which include:

Sign #1 – Extensive cracking or fractures – One of the most obvious signs of impending parking lot failure, extensive cracking (like alligator cracking or cracking due to overloading) exposes deeper pavement layers to water damage and can compromise the pavement’s structural integrity if left unaddressed.

Not all pavement cracks are a sign of parking lot failure. The important factors to consider are the width and depth of the crack, its position on the pavement, and whether it’s “working” (moving). If the pavement’s cracks are considered serious enough to address, your pavement contractor will seal the cracks using a flexible crack filler that is heated and deposited into the crack, where it will quickly cure. Once the filler cures, it will produce a reliable seal that will also flex when the concrete or asphalt is affected by thermal stresses.

Sign #2 – Noticeable depressions or uneven parts of pavement – Uneven pavement is a major sign of parking lot failure, whether your parking lot is made from concrete or asphalt. Depressions in your asphalt indicate potential base failures or poor installation practices. Asphalt depressions may be so subtle that they are only obvious when water is present on the property (as water will flow toward the depressions). Uneven concrete is typically far more apparent and must always be addressed by replacing the uneven slab. If either depressions or uneven slab are present, your pavement contractor can remove the failed parts of your parking lot, stabilize the base and install new concrete or asphalt.

Sign #3 – The presence of potholes – Potholes are far more common on asphalt parking lots than concrete parking lots, but concrete can also form potholes following damage or due to overloading. Asphalt is more susceptible to potholes due to its flexible nature. If the base under the asphalt subsides or shifts, it will stress the asphalt’s surface layers. This will expose the asphalt’s deeper layers to water damage, which will cause the base to destabilize further, causing the potholes to spread and deepen. This is a destructive and expensive cycle.

Your parking lot contractor will address potholes much like depressions – by removing the failed patches of pavement, stabilizing the base and rolling new asphalt into the patches. 

Sign #4 – Aggregates (or larger chunks of pavement) are shedding from the surface – As your parking lot ages and wears, it is common for it to shed slight amounts of aggregate from its surface. This is far more common with asphalt paving, given its material composition. However, if the asphalt is shedding so much aggregate that it is collecting on the surface, it is a sign that your parking lot needs a round of maintenance or any damage will quickly worsen.

If pieces of pavement are collecting on your concrete, this is a concerning issue that may point to curing mistakes, poor jointing or a poor-quality concrete mix. Whatever the reason, a reputable Houston pavement contractor can provide a surface course of treatment to restore its quality or patch up the concrete. Serious losses of surface material may necessitate total concrete replacement.

Step #5 – Discoloration or fading – Discoloration and fading are minor issues compared to the rest of this list, but they can still indicate significant problems in some instances. For example, as asphalt ages, it will transition from a rich black to a pale looking gray. Take this as a sign that your asphalt could use some surface-level attention, or at least a sealcoat.

When concrete discolors, it could be due to wear, or it could be a sign of corrosion damaging the steel reinforcement nested inside the concrete. This can result in potentially dangerous failures, so it should be inspected by an expert as soon as possible.  

Step #6 – Drainage issues or overgrown vegetation – Drainage issues do not necessarily mean that the parking lot is failing, but if these issues are not resolved quickly, they will eventually result in parking lot failures. Clogged drains, poor site grading, poor erosion control and insufficient drainage capacity are all contributing factors to drainage problems and should be addressed by an experienced site preparation crew.

Overgrown vegetation can also affect your parking lot’s drainage structures or its edge stability. As root structures invade the pavement’s deeper layers, they will damage the pavement’s edge reinforcement and cause fractures to form. Proper site preparation can help avoid this.

Step #7 – A lack of timely maintenance – If it has been a while since your last round of pavement maintenance (more than a couple years), or if your pavement has recently been subjected to rough weather, it can cause signs of pavement failure to pop up quickly. To ensure your parking lot does not fail early, make sure to stay on a consistent pavement maintenance schedule, and if it has been a while, schedule an inspection with a pavement expert to check for any emerging signs of problems.