Resurface Parking Lot – Why It’s Time to Consider Improving Your Property

Resurface Parking Lot

A damaged parking lot affects the revenue of your tenants as a result of customers who would rather choose to stay away. 

Overlooking your parking lot condition can also have a huge influence on how prospective and current tenants view your property. A poorly maintained parking lot can cause damage to cars and put pedestrians at risk. Restoring the value of your property entails resurfacing the parking for both form and function.

What exactly is “resurfacing”?

Resurfacing is when a new layer of asphalt is applied to an existing pavement surface. We must note that resurfacing the parking lot is not the same as total pavement replacement, where the parking lot foundation is left untouched. 

Just like every other property, our parking lot begins to wear and tear over time, making it necessary for resurfacing to be carried out. Resurfacing adds a new layer of asphalt of about 1.5 – 2 inches in depth. 

Resurfacing parking is cost-effective as it could add 8- 15 years to your parking lot’s general life span. The old lot layer must be repaired if it is damaged to prevent it from weakening the resurfaced lot.  

A black car parked on newly asphalt parking lot.

Signs that your parking lot needs resurfacing

Resurfacing the parking lot would be necessary if the following signs arise:


Several factors can result in potholes in our parking lots. They include sudden expansion and contraction of cracks in asphalt, which causes potholes and movement of the underlying soil underneath the parking lot.

 If left unattended, potholes can cause damage to vehicle rim and tires. Pedestrians on the parking lot are not spared as they may trip, thereby injuring themselves. Potholes should be filled, and the parking lot resurfaced to create a safe space for drivers and pedestrians who walk on the parking lot. 


Continuous pressure from vehicles may cause the parking lot to suffer from distortion and uneven surfaces. Warping is common with industrial and commercial parking lots as heavy articulated vehicles ply and park on the asphalt. 

A warped parking lot could pose a danger for people walking on it and the safety of the vehicles. Resurfacing the parking lot helps to restore the warped parking lot into perfect shape. 


One of the vital signs that show your parking lot needs resurfacing is the appearance of cracks on parking lots. Asphalt develops cracks over time as they are exposed to moisture and sunlight. As water continues to percolate into the asphalt, it widens the cracks leading to distorted and unattractive surfaces. A deep crack on asphalt on the parking lot is a serious matter of concern for individuals on door and vehicles. 

Faint lines 

The continuous exposure of marked lines on your parking lot to sunlight, rain, and wind forces the lines to lose its brightness and spark. To avoid confusion,  parking lanes and no parking zones lines need to be bright and conspicuous. Resurfacing the parking lot allows for parking lines to be redrawn with the right colors and styles. 

A damage asphalt parking lot.

Is resurfacing your parking lot the right choice? 

Several commercial property owners are very much concerned about the safe and attractive condition of their parking lot. Maintaining your asphalt parking lot by filling up potholes and cracks may not be enough to keep your parking lot in very good condition. 

As time goes on, the wear and tear would become too profound, forcing you to carry out a parking lot’s complete replacement. Rather than going for an outright replacement, resurfacing a parking lot restores your parking lot’s appearance at a cheaper cost than asphalt replacement.

Here are some reasons why resurfacing the parking lot is good for you. 

If the foundation still maintains its structural integrity: 

Resurfacing is good only if the foundation of the parking lot still maintains its structural integrity. If the parking lot’s underlying structure is compromised, then the gains of resurfacing would be defeated as the same challenges facing the parking lot would persist. 

Nonetheless, if your parking lot still has a stable underlying structure, resurfacing is the best option to put your parking lot back into shape and use. 

If the damage to the parking lot is minimal :

Before resurfacing is carried out, defects on the parking lot, such as potholes, cracks, need to be fixed. Furthermore, failure to do resurfacing is ideal for any parking lot when cracks only exist a few inches deep or quarter inches wide and when your paved surface is no more than 20 years old. 

Reconstructing your parking lot from scratch may not be necessary if your parking lot only has limited and shallow cracks. In such cases, resurfacing your parking lot is the ideal thing for you. 

Pros and Cons of Resurfacing  

Many commercial property owners appreciate the importance of resurfacing their parking lot, mainly due to the numerous benefits a resurfaced lot provides:


1. Safety 

As your parking lot begins to wear out, the formation of cracks and depressions begin to get more noticeable. Over time, these cracks may start posing as hazards to those who use the parking lot. Incidences of users’ injury from the cracked parking lot would become frequent if resurfacing is not carried out.

 Resurfacing parking lot allows you to cover all cracks and depressions, thereby enhancing the safety of users of the property. 

2. Improves and maintains the aesthetics of your parking lot 

The aesthetic appeal of a resurfaced parking lot cannot be overemphasized. The value of a property is boosted if the parking lot has an impressive appeal. A resurfaced parking lot appears new and rejuvenated, giving your lot that attractive look. 

Cracked and distorted surfaces of parking lot diminish the aesthetic allure of properties, which is detrimental to the property’s value. 

 3. Prolongs the life of your parking lot

Resurfacing contributes to the extended life of your parking lot. For instance, asphalt coated parking lot is built to last for more than 20 years. Proper maintenance and resurfacing of the parking lot increase the life span of your parking lot. Poor maintenance of the parking lot would further the breakdown and reduction in your lot’s working life. 

4.  Helps save time and money 

One common mistake of some commercial property owners is allowing cracks and depressions to deteriorate before fixing them. Once cracks and holes are not taken care of early enough, they may worsen over time, forcing you to spend more on fixing. 

Resurfacing the parking lot in time helps prevent incidences where you have to spend more money reconstructing your parking lot from scratch. 

5. Helps to minimize seal coating 

Asphalt built parking lot are sometimes seal-coated to extend the life of the parking lot. However, excessive seal coating results in substantial cracking of the parking lot. 

To prevent seal coating your parking lot from time to time, you can carry out resurfacing to restore the shape of your parking lot effectively. 

An asphalt parking lot in front of hotels on the town.


1. Cost 

The major challenge of resurfacing the parking lot is the issue of cost. In avoiding the cost of resurfacing their parking lot, some commercial property owners resort to other measures of maintaining their lot. 

 The cost of complete resurfacing of a parking lot might be cost-effective, but not everyone can afford the cost of resurfacing their parking lot. 

2. Effectiveness is subject to conditions 

Resurfacing a parking lot is only guaranteed to be effective if done under certain conditions. A badly damaged parking lot whose cracks have gone deep and wide cannot be restored by resurfacing. 

Resurfacing the parking lot under such circumstances is a waste of time and resources as the foundation’s internal structure has been badly affected. Repaving the parking lot would be the only option in such a situation. 

Parking Lot Maintenance Tips 

Maintaining your lot is one crucial way of extending the working life of your parking lot. Commercial property owners must ensure that they take the business of maintaining the parking lot as a top priority.

 While it is said that most parking lots are built to last between 25- 30 years, it is not guaranteed, as parking lots experience more vehicular activity than others, which leads to wear and tear. Parking lots that are poorly maintained are a recipe for danger for both motorists and pedestrians on your lot. 

The following maintenance tips you can use for your parking lot. 

  • Regularly check your parking lot for any form of damage: By so doing, you will be able to spot areas that are already cracking. Early discovery of cracks and depressions allows you to them as quickly as possible before it deteriorates. 
  • Engage a professional to access and repair your parking lot: As part of routine parking lot maintenance procedures, you should call a professional parking lot company’s services once you begin to notice cracks and holes in your parking lot. 
  • Rework your paints once they are faded: Stripes on your parking would begin to fade over time due to exposure to sunlight and other factors. Ensure you update your paints when they fade to keep your lot looking good and healthy. 
Frist and second floor parking lot with yellow line guide and concrete stops.

Related Article: Concrete Parking Stops Installation

How to select the right resurfacing company 

Choosing the right resurfacing company helps you save both time and money and build a  long-lasting relationship. However, selecting the right resurfacing company may be quite challenging. The following tips can help you select the right resurfacing company. 

  • Carry out your research: You must carry out your research before selecting any resurfacing company. Ensure you are familiar with the company’s history, how long they have been in the business, their customer reviews, etc. 
  • Ask others: You can find out about the right resurfacing company by simply asking people who have hired the services of parking lot resurfacing companies in the past. 
  • Do not fail to ask relevant questions: Ensure you ask the right questions before selecting the right parking lot resurfacing company. 
  • Confirm their licenses and claims: You can verify any parking lot resurfacing company licenses before selecting it. By so doing, you are guaranteed a quality standard of work if you select them. 


  1. Can you resurface over the cracked pavement?
    Yes. It, however, depends on the type of crack. Hot rubberized sealant and fabrics can be used on linear cracks before resurfacing. 
  2. Why can’t my parking lot be resurfaced during the winter months?
    Resurfacing during winter is not advisable because cold layers may emerge, which may cause the resurfaced lot to deteriorate. Resurfacing should be done when the temperature is 50of and above. 
  3. How long should I wait to drive on my newly resurfaced lot?
    At least a day. 
  4. How long should my newly resurfaced parking lot last?
    Several factors could determine this. Weather, vehicular traffic on the parking lot, and the thickness of the asphalt layer determine how long a newly resurfaced parking should last. A period of 8-15 years can be said to be the average life span of a resurfaced lot based on prevailing factors. 
  5. Should I reconstruct my parking lot, or should I resurface it?
    Deciding to resurface or reconstruct your parking lot should depend on the underlying core structure of your parking lot. You might need to reconstruct If more than 30% of the total parking lot area is completely damaged. 


Resurfacing a parking lot is a cost-effective way of reinvigorating and extending the life span of your parking lot. Hiring a parking lot resurfacing company can help you maintain and resurface your parking lot. However, you must ensure you choose the right parking lot resurfacing company to give your lot that impressive and attractive look.

Tim Dawson's Avatar

About the Author: Tim Dawson

Tim is a seasoned paving expert with 30+ years of experience in the industry. He has worked on countless projects, from small residential driveways to large commercial parking lots.