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When it comes to maintaining a commercial lot, recognizing early signs of asphalt wear is essential for preserving safety, curb appeal, and structural integrity. Issues like alligator cracking, widening fissures, recurring potholes, and drainage problems are more than cosmetic concerns—they can signal deeper foundation issues that increase liability and repair costs. If these problems are ignored, the pavement may reach a point where simple patching won’t be enough, making resurfacing the best long-term solution.
Alligator Cracking Across the Pavement
Alligator cracking, an interconnected web of cracks resembling reptile scales, is a clear sign of foundational failure within asphalt. This damage is often caused by water infiltration, weakened base layers, and repeated heavy traffic loads. At this stage, surface patching will not address the underlying problem. Without intervention, the compromised base can no longer properly support vehicles, creating safety hazards. Resurfacing helps restore the structural integrity of the lot, preventing further deterioration and extending its lifespan.
Recurring and Worsening Potholes
When potholes keep coming back despite patching, it’s a red flag that the subbase has been compromised. Repeated traffic, combined with water entering cracks, weakens the asphalt foundation. This cycle means that temporary fixes won’t last, and the affected area will continue to fail. Resurfacing addresses both the surface and underlying issues, providing a smooth, safe, and long-lasting solution for commercial parking areas.
Persistent Standing Water and Drainage Concerns
If water remains on the surface for hours or days after rain, the lot likely has a drainage issue caused by poor grading or a worn surface. Standing water accelerates deterioration, especially during freeze-thaw cycles, and can quickly turn small cracks into larger problems. Resurfacing allows for proper leveling and grading to ensure water flows off the surface, protecting the asphalt structure and preventing premature failure.
Noticeable Fading and Surface Discoloration
Asphalt naturally fades from black to gray over time due to UV exposure, oxidation, and chemical spills. This color change is more than an aesthetic issue—it indicates that the asphalt’s protective oils have broken down, making it brittle and more prone to cracking. Resurfacing not only restores the deep, rich color of the pavement but also adds a fresh protective layer to guard against further damage.
Uneven or Sinking Areas in the Lot
Low spots or sunken areas are often signs of subbase settlement or drainage issues. These areas collect water, leading to faster deterioration. Resurfacing evens out the surface and strengthens the foundation, creating a safer and more professional-looking lot while preventing further settling.
Surface Raveling and Loose Aggregates
When the top layer of asphalt wears away and loose stones start appearing, traction decreases and the surface becomes rough. This condition, known as raveling, is a sign that the binder holding the asphalt together has broken down. Resurfacing restores a smooth, cohesive surface that improves safety, appearance, and longevity.
Spreading or Widening Cracks
Small cracks can often be sealed, but when they widen and multiply, the damage has likely penetrated deeper into the pavement layers. Left unaddressed, these cracks allow water infiltration that can cause severe subbase damage. Resurfacing provides a uniform, sealed surface that prevents further cracking and strengthens the overall structure.
Deterioration of Pavement Edges
Crumbling or breaking along the pavement edges is a sign of asphalt weakness, often caused by drainage problems and lack of support at the sides. This deterioration not only affects appearance but can also create safety risks for vehicles and pedestrians. Resurfacing strengthens these edges, improving both function and curb appeal.
Asphalt Age Beyond Its Lifespan
Even with regular maintenance, asphalt typically lasts 15–20 years before it needs major restoration. If your lot is reaching or past this age, resurfacing is often more cost-effective than frequent minor repairs. A fresh asphalt layer renews the surface, improves durability, and ensures your lot meets the demands of daily traffic.
Increased Need for Frequent Repairs
If you’re constantly patching potholes or sealing cracks, it may be time to invest in resurfacing. Ongoing repairs can quickly become more expensive than a single, comprehensive resurfacing project. A newly resurfaced lot not only reduces maintenance costs but also delivers a professional, well-kept appearance that reflects positively on your business.
Conclusion
A well-maintained commercial lot is more than just a convenience; it’s an important part of safety, first impressions, and property value. If you’ve noticed any of these signs, Bennett Paving in Austin, TX can help with expert asphalt resurfacing services that restore your lot’s strength, appearance, and functionality. Our experienced team uses proven techniques and quality materials to ensure long-lasting results. Contact us today to schedule a professional evaluation and see how resurfacing can protect your investment while enhancing your property’s curb appeal.
