In Post 1, we covered why proactive parking lot maintenance matters.
Now let’s talk about what to look for before small issues turn into expensive repairs.
Many parking lot problems start subtly, and property owners often don’t notice them until they’ve already escalated. Knowing the early warning signs can save you time, money, and liability.
1. Cracks: Small Today, Big Tomorrow
Cracks are usually the first sign of asphalt failure. They allow water to penetrate the surface, weakening the base and leading to potholes and structural damage.
Early warning signs to watch for:
- Hairline or “alligator” cracking
- Cracks forming along seams or edges
- Cracks reappearing after previous repairs
Why it matters:
Left untreated, cracks expand and require full-depth repairs instead of simple crack sealing.
2. Potholes: A Liability Waiting to Happen
Potholes don’t form overnight, they’re the result of water intrusion, freeze-thaw cycles, and traffic stress.
Early warning signs:
- Depressions or soft spots in the pavement
- Standing water after rain
- Loose aggregate around cracks
Why it matters:
Potholes damage vehicles, create trip hazards, and significantly increase liability risk.
3. Faded Striping & Markings
Striping isn’t just cosmetic, it’s a safety and compliance issue.
Early warning signs:
- Parking lines barely visible
- ADA markings faded or missing
- Fire lanes no longer clearly marked
Why it matters:
Poor visibility leads to traffic confusion, accidents, and potential ADA violations.
4. Drainage Issues
Water is asphalt’s worst enemy. If water can’t drain properly, deterioration accelerates.
Early warning signs:
- Puddling after rainfall
- Water flowing toward buildings
- Erosion near curbs or catch basins
Why it matters:
Ongoing drainage issues compromise the pavement base and shorten the life of the entire lot.
5. Oxidation & Surface Wear
Asphalt naturally oxidizes over time, turning from black to gray and becoming brittle.
Early warning signs:
- Faded, gray pavement
- Rough or dry surface texture
- Aggregate becoming visible
Why it matters:
Oxidized asphalt cracks faster and absorbs water more easily, sealcoating at the right time can prevent this.
Pro Tip: Catch Issues Early
A quick visual inspection a few times a year, especially after winter or heavy rain can help you spot problems early. Pairing inspections with routine maintenance extends pavement life and reduces long-term costs.
Coming Up in Post 3
Preventative Maintenance Explained: Crack Sealing, Sealcoating, and Striping: What Comes First and Why