Amita Sharma

Commercial parking lots are among the first assets to show signs of deterioration in Colorado. Between heavy vehicle traffic, snow plowing, standing water, and Denver’s freeze-thaw cycle, asphalt can begin failing long before property managers expect. Since 1983, DenverSnowCPS has helped commercial property owners maintain safe and professional parking areas through asphalt paving services, replacement, striping, and preventative maintenance. 

When Should You Repair Your Parking Lot?

Repair work may be required when:

• There are no extensive cracks
• Potholes are limited in number
• There is proper drainage
• Base course is good

This way, by dealing with minor problems with commercial asphalt paving in Denver, one can extend the life span of the parking lot for years to come.

When Does It Make More Sense To Replace?

Property owners should consider contacting a commercial paving company in Denver when:

• The damage affects more than 25% of the surface: When there is more than 25% damage, it tends to be extensive as opposed to being localized. As a result, doing patch repairs will only address the symptoms but not the root cause of the problem.
• The potholes keep coming back: This may mean that the foundation under the asphalt has deteriorated such that any surface repairs will not work.
• There are puddles present constantly: Puddling on a continuous basis in the parking lot indicates that there are some grading problems that cannot be solved through surface maintenance alone.
• The age of the parking lot exceeds 20 years: With the passing time, asphalt gets brittle and prone to failure, despite looking okay at first sight.
• There are some parts of the asphalt that are soft: It demonstrates the existence of underground weaknesses that affect the construction of this building.

It becomes increasingly expensive to repair it than to replace it, as the cost of repairs becomes increasingly higher than the cost of replacement after some time.

Why Do Parking Lots Fail in Denver?

The freeze/thaw process in Colorado is one of the leading reasons for asphalt breakdown. The water will enter the cracks, freeze during the nighttime, expand, and cause even more damage.

In combination with snow plowing and traffic loads, this process can progress very quickly. Many parking lot failures start after years of neglect and drainage problems.

 Do Repairs Always Cost Less?

Not always; repairs are cheaper at first and for minor, isolated damage. Patching is still more affordable than replacement for some potholes and cracks. This explains why it makes sense to do repairs in case of wear and tear. Still, it works only when there are not many repairs that should be done, and there is minimal damage.

The equation is different when you need to make many repairs in a few recent years. It happens because all of those repairs have a price tag. Labor and materials are rather expensive, and after many repairs, one will find that it would have been cheaper to replace something right away. 

Preventative Maintenance Matters

Routine maintenance programs can significantly increase the lifespan of a parking lot. Property managers should consider: 

• Asphalt crack sealing 
• Seal coating 
• Parking lot striping 
• Drainage improvements 
• Annual inspections  

A properly maintained lot can often provide 15 to 20 years of service. 

Choosing a Commercial Paving Contractor

When choosing a commercial paving company in Denver, consider the following:

• Experiences with commercial sites 
• Understanding of the climate in Colorado 
• Correct licensing and insurance 
• References within the area 
• Written proposals 
• Experience with large parking lots 

Questions to ask include:

• How will drainage be addressed? 
• Will the base be inspected? 
• What warranty is provided? 
• How will traffic be managed during construction? 

Commercial Services Beyond Paving

Property management companies commonly package: 

• Asphalt repair 
• Seal coating 
• Striping 
• Concrete repair 
• Snow and ice management services 

Dealing with one service provider makes things easier for you. 

Final Thoughts

Whether your lot needs repairs or complete replacement depends on the condition of the asphalt and the underlying base. A professional assessment can help property managers make the most cost-effective decision. 

DenverSnowCPS provides commercial asphalt paving in Denver, repair, replacement, and parking lot maintenance services throughout the metropolitan area. 

Contact us today for a free estimate. 

FAQs:

How can I know that my lot should be replaced?

These include cracks, poor drainage, potholes, and unstable nature. Whenever 25% of the total pavement surface exhibits these characteristics, then it will cost me much less to replace the lot instead of doing repairs on it.

How long does a commercial parking lot typically last?

When installed and maintained properly, most commercial parking lots last between 15 and 20 years. The elements that affect the lifespan could vary the timeframe greatly.

Is seal coating necessary?

Yes, seal coating keeps your asphalt protected against water damage, sun exposure, and oxidation. It extends the life of your pavement. Most people re-seal their asphalt every 2 to 3 years.