Maintaining a pristine asphalt parking surface is crucial for the safety, functionality, and aesthetic appeal of commercial properties.

However, various substances can wreak havoc on your asphalt, leading to deterioration and costly repairs. Understanding what affects your asphalt can help you take proactive measures to protect and extend the lifespan of your parking surface.

Here are the top threats to your asphalt parking surface: 

Water: The Silent Eroder

Water is one of the most common culprits of asphalt damage. When water seeps into cracks and crevices, it can weaken the foundation and lead to potholes.
Ensuring proper drainage with catch basin maintenance can help mitigate water damage.

Oil and Gasoline Spills

Oil and gasoline spills are inevitable in parking lots but can cause significant damage to asphalt surfaces. These substances can soften the asphalt binder, leading to cracks and potholes. Regular cleaning and using absorbent materials to clean spills can help prevent long-term damage.

Chemicals and De-icing Agents

While this isn’t an issue we see here in Florida, this is something our Northern friends should keep an eye out for. De-icing agents are necessary to keep surfaces safe during winter, but these chemicals can be harsh on asphalt.

Chloride-based de-icers, for example, can accelerate the deterioration of asphalt. Opt for asphalt-friendly de-icing agents and wash away residual chemicals after the winter season.

Tree Roots

Trees and their root systems can pose a hidden threat to asphalt surfaces. As roots grow and expand, they can create cracks and upheavals in the asphalt, leading to uneven surfaces and tripping hazards.

Plant trees at a safe distance from parking lots and consider installing root barriers to prevent damage.

Heavy Loads and Traffic

Constant exposure to heavy loads and high traffic volumes can strain asphalt surfaces, leading to deformation and rutting. Ensuring your parking lot is designed to accommodate the expected load and implementing routine maintenance can help mitigate damage from heavy traffic.

If you need help with parking lot planning, reach out to our team!

Sunlight and UV Rays

Florida is known for its prolonged sunny months and as much as we may love soaking up the rays, your asphalt parking surface doesn’t share the same feelings. 

Prolonged exposure to sunlight and UV rays can cause asphalt to become brittle and crack over time. UV rays break down the asphalt binder, making it susceptible to further damage. Applying a protective sealcoat can shield your asphalt from harmful UV rays and extend its lifespan.

Read more about the value of sealcoating here.

Tips to Protect Your Asphalt Parking Surface

The list of threats to your asphalt parking surface may seem long and daunting but several proactive measures can significantly enhance the lifespan of your asphalt, saving you time and money in the long run. Here’s what we recommend: 

• Regular Maintenance
• Sealcoating
• Proper Drainage
• Clean Spills Immediately
• Load Management
• Use Root Barriers

Regular Maintenance

Implement a routine maintenance schedule to inspect for cracks, potholes, and other signs of wear and tear. Regular inspections and timely repairs are critical to preventing small issues from becoming larger, more costly problems. By addressing issues promptly, you can maintain the integrity of your asphalt and avoid extensive damage.

Check out how our top 3 ways to prevent water damage to your parking surface here.

Sealcoating

Apply a protective sealcoat every 2-3 years to shield your asphalt from water, UV rays, and chemical spills. Sealcoating acts as a barrier and enhances the durability of your parking surface. This not only extends the life of your asphalt but also improves its appearance, giving your parking lot a fresh, clean look that reflects well on your property.

Read more about why you should reseal your parking lot every 2-3 years here.

Proper Drainage

Ensure your parking lot has adequate drainage to prevent water accumulation. Standing water can seep into the asphalt and weaken its foundation, leading to cracks and potholes. Proper drainage solutions, such as well-designed slopes and drains, are essential for maintaining a stable and durable asphalt surface.

Clean Spills Immediately

Clean oil, gasoline, and chemical spills promptly to prevent them from seeping into the asphalt and causing damage. Keeping an absorbent material on hand and training staff to address spills quickly can significantly reduce the risk of long-term damage to your parking surface.

Load Management

If your parking lot is subject to heavy traffic, consider reinforcing it with a thicker asphalt layer or using materials designed to withstand heavy loads. Managing the types of vehicles and loads your asphalt surface is exposed to can help maintain its integrity and prevent deformation.

Use Root Barriers

If there are trees near your parking lot, install root barriers to prevent roots from damaging the asphalt. These barriers can effectively redirect root growth and protect your asphalt from the hidden threat of tree roots, ensure a smooth and even surface for pedestrians and vehicles alike.

By understanding the substances that can damage your asphalt and taking proactive measures, you can significantly extend the life of your parking surface. Regular maintenance and proper care are essential in protecting your investment and ensuring a safe and attractive parking area for your commercial property. Ready to protect your asphalt parking surface? Contact us today for expert advice and professional maintenance services to keep your asphalt in top condition.