A single crack in a parking lot may be difficult to notice at first, but there are many hidden consequences that come with it if it is not addressed quickly. Water damage, potholes, liability issues due to slips and falls, and increasingly expensive repairs are just some of the problems that come with a cracked parking lot. From a commercial property manager’s point of view, that one tiny hairline crack can be viewed as an investment issue, and learning about asphalt paving in Denver can help protect that investment.

The weather in Denver can make all of these problems worse than other property managers may realize. Denver’s climate, especially during wintertime, includes freeze and thaw cycles that will get water in all of those cracks and then freeze and expand them. This process can happen multiple times throughout a single season, causing that small crack to turn into a huge pothole.

Why Do Small Cracks Become Costly Problems so Quickly?

While asphalt is a flexible material, it stops being waterproof as soon as there is a break in it. This means that the minute a crack appears, water starts seeping through it and weakening the substrate that keeps everything intact.

When the substrate gets wet, it cannot provide any kind of support to the pavement above. As a result, the same traffic load that the parking lot has been handling for many years without problems begins to cause sinking, alligatoring, and ultimately potholes.

What Does a Cracked Parking Lot Actually Cost an Owner/Property Manager?

It costs money in repair work, yes, but there are other factors involved as well. It is important to remember that a cracked parking lot is costing you not just money in repairs but in lower real estate value, tenant happiness, liability, and safety, none of which have one price tag attached to them.

• Increased cost of repair: What was once a small crack in the asphalt that could be patched for pennies becomes an increasingly costly problem as time passes.
• Liability concerns: There are many reasons why someone will file a lawsuit against you, and cracks and potholes are very common reasons for that to happen.
• Tenant perception: First impressions go a long way when deciding whether or not to rent a property and who to do business with.
• Shortened pavement life: The more you wait, the closer you are getting to having to replace your parking lot entirely.

There’s a point where continued repairs stop making financial sense. Here’s when to consider repair or replace instead.

How Does Preventive Maintenance Avert Such Damages?

Preventive maintenance prevents damage by blocking any water from getting to the bottom layer. The simple preventive measure will help protect your investments under the surface of the parking lot rather than the surface alone.

For a property manager to have lower costs in his lifetime than those who repair things when damage is seen, he must ensure that regular inspection and maintenance are scheduled on time. Among the most economical ways of preventive maintenance is asphalt crack sealing because it seals off the way into the asphalt, hence preventing water and the freeze-thaw process from penetrating.

Pairing crack sealing with a seal coat is one of the cheaper ways to add years to a parking lot’s life. See when seal coating actually pays off before deciding which service your property needs.

What Should Commercial Property Managers Consider in Their Paving Contractor?

Just because one paving job has been done does not mean another can be done in the same way, and a paving project built for heavy delivery trucks should have its own considerations, different from those built for customer cars.

• Local expertise in weather conditions: A contractor with experience in Denver’s conditions understands how the freeze-thaw patterns, elevation, and traffic conditions will affect the surface.
• Full-service contractor: Find a paving contractor that provides all services from repairs to full resurfacing and construction.
• Evaluation process before any work: An evaluation of the drainage, grading, and traffic patterns will help avoid recurring cracks in the future.
• Minimum disruption of business operations: Any commercial property needs fast scheduling and implementation of work to minimize disruption.

Is Waiting to Repair in Spring or Summer So Expensive?

Too many managers wait for warmer weather before making any necessary repairs on their property because they assume that the damage isn’t too bad. 

Every cycle causes the cracks to worsen while simultaneously creating additional stress on the asphalt lot. Once spring comes around, the cracks that could have been sealed in the fall will likely be too bad for that to be done anymore.

Protecting Your Property Starts With the Right Asphalt Partner

The condition of a parking lot is usually the first thing that a tenant, client, or vendor notices when he sets foot in a commercial property. But it is also usually one of the most expensive investments in any property. Keeping up with any cracking, drainage issues, and surface wearing helps you save on commercial asphalt paving in Denver and the money spent on it. 

DenverSnowCPS is a Denver commercial asphalt paving contractor that has been offering asphalt paving services in the Denver area for over three decades now. Being an asphalt paving company in Denver, we make sure to take into consideration a complete site evaluation so that our approach addresses the root cause of any problem.

If your commercial property has any cracks, drainage problems, or surface wear and tear, contact us right away.

FAQs:

When do cracks in a parking lot require urgent attention, and when can they be delayed?

If you see a crack that is more than a quarter-inch wide or any kind of cracking near the drains, or if the cracks are beginning to branch out into smaller cracks, then you need to take them seriously. If you notice water collecting near the crack or if the edges of the cracks feel soft, there might already be a problem with the sub-base, and delaying repair will only cause it to become more complicated.

Does the nature of the traffic in the parking lot influence maintenance frequency?

Yes, the traffic in a parking lot that involves deliveries by trucks, forklifts, or other kinds of heavy vehicles wears out faster than the regular parking lot used by customers. Such parking lots require more frequent maintenance due to extra stress caused to the cracks and other weak points.

Could a cracked parking lot affect my insurance payments?

Yes, because insurance companies analyze claim history and the condition of the properties before setting insurance premiums. Repeated claims for damages resulting from poor quality of pavement may increase your premium payment rate.

How long does a crack repair or seal coating process take for a commercial lot?

The time taken varies depending on the size of the lot and the extent of the damage, but most crack repair and seal coating processes take just one or two days to complete. Contractors specializing in commercial lots ensure that their work is done without interrupting business activities on the property.

Is it more economical to repair part of the lot or to resurface the whole lot?

This varies depending on the extent of the damage and the state of the substrate underneath the surface layer. If the damage is isolated in nature, then repairs would do just fine, but where damage is more extensive, resurfacing the whole lot would save you repeat costs in the future.