From Cracked Asphalt to Crisp Lines – Your Guide to Maintenance and Striping

Ongoing parking lot maintenance is crucial for commercial properties to protect public safety and avoid costly repairs.

As part of this regular maintenance, you’ll need to take care of your parking lot surface—your asphalt and striping.

Minor asphalt repairs can prevent long-term damage that results in more expensive repairs, while regular striping ensures a safe environment for pedestrians and vehicles alike.

But what does this maintenance entail? Let’s explore:

How to Maintain Asphalt Correctly

Asphalt surfaces need regular inspections that call for attention to detail. There are several factors you need to look out for to extend its lifespan while ensuring public safety:

Cleanliness

Keeping the surface clean is the foundation of asphalt maintenance, and it does a whole lot more than just keeping things neat and tidy!

When debris, dirt, and mold build up your road surface, a few things can happen:

• It can cause erosion
• It attracts rodents
• It pollutes the environment with various harmful chemicals (think of those fuel spills)

Each of the three issues leads to other problems and potential further damage.

Regular inspections and scheduled cleaning, such as power scrubbing and pressure washing, prevent this dirt from building up. Regular trash removal also plays a role, particularly in keeping away those irritating pests.

The principle is simple: A regular cleanup is a small outlay compared to the associated costs of dirt build-up over time.

Maintaining cleanliness in parking lots also improves the impression you make on customers. This welcoming environment enhances curb appeal. The parking lot is likely the first part of your establishment a customer encounters—don’t underestimate the importance of a clean surface in setting the right tone for your commercial parking lot.

Crack Repair

Cracked asphalt is a common maintenance challenge in parking lots all over the country.

Cracks often form in high-traffic areas, and they are often exacerbated by water damage or harsh winter weather conditions.

What starts out as a small crack can lead quickly to something more substantial later on. As is the general theme here, a stitch in time saves nine. Fixing the issue early helps you avoid more costly repairs down the line.

According to studies like HomeGuide’s “2024 Asphalt Repair Costs,” crack repairs can range from as little as $150 to upwards of $3000, depending on the severity.

The range here indicates the difference between acting early and leaving it later; using asphalt crack repair equipment as soon as you notice a crack can save thousands of dollars in the long run, particularly if there are several cracks to deal with.

The most effective measures for preparing asphalt cracks involve:

• Cleaning the area
• Filling the cracks with hot asphalt filler
• Sealing the surface with a protective layer to prevent further damage

Pothole Repairs

Potholes pose risks to both vehicles and pedestrians. Untreated potholes cause accidents as vehicles swerve to avoid or pedestrians potentially trip. In these scenarios, you may be held liable.

What’s more, these untreated potholes can lead to more significant structural damage. As such, patching potholes as soon as they appear ensures the longevity of the parking lot surface, once again avoiding a more significant outlay if left unchecked.

To patch potholes, we’ll clean the area, remove any debris, and apply a high-quality patching material before using an asphalt roller to compact everything. This ensures a smooth, long-lasting surface that looks great and keeps everybody safe.

Seal Coating

Seal coating is a protective layer applied to asphalt that prevents water damage. Lesser known is its protection against UV rays for oxidation. As with other elements of ongoing maintenance, seal coating is a vital step to extending the lifespan of your asphalt pavement, preventing the likelihood of cracks and potholes, as highlighted above.

Seal coating is also visually appealing, applying a smooth, fresh finish to the surface.

Applying an asphalt emulsion-based coating involves:

1. Cleaning the surface (always the initial starting point!)
2. Applying the sealer evenly with a squeegee or spray system
3. Allowing ample time to cure

Regular seal coating the entire surface every two to three years will be enough to protect it from water damage, keeping the parking lot looking professional in the process.

What Is Striping? And How Do You Stripe Asphalt the Right Way?

Parking lot striping is the process of painting lines and symbols on your asphalt surfaces. This striping process involves designating parking spaces, lanes, and any other relevant markings that help guide users. Doing this well improves the flow of traffic while enhancing safety. These lines are the hallmark of a well-maintained parking lot.

Assembling the Right Equipment

You’ll need the right tools to carry out the striping process. Consider things like:

• A wire brush for cleaning
• Custom stenciling for symbols
• Fresh paint
• An asphalt roller to smooth the surface

Careful planning and preparation are key to achieving the long-lasting results you’re looking for alongside clean, crisp lines.

Choosing the Right Paint

There are two options to choose from when it comes to paint: water-based and oil-based.

Oil-based paint is more durable and resistant to weather but takes longer to dry. Water-based paint is faster drying and environmentally friendly, making it ideal for quick jobs.

The type of paint you choose depends on the task at hand and any environmental factors at play.

Measuring and Planning Lines

Accurate measurements are vital to achieving the well-defined parking lot lines and spaces you need. Accessible parking spaces, regular parking spots, and any aisles and other marked areas need to be planned carefully before painting.

Standard parking spaces are typically 9 feet wide, with aisles ranging from 16 to 22 feet. You’ll have to adhere to these standards as you plan out the most efficient use of the space possible while complying with regulations.

Painting the Lines

When painting, you need to maintain steady pressure and consistent movement to achieve clean lines without any mishaps.

Use the appropriate stencils for handicap spots and other designated areas.

Most use conventional colors, such as white and yellow, for parking lot paint to indicate different types of parking spaces. These colors are clear and bright so that users can see them for easy guidance.

Letting the Lines Dry

After painting, it’s important to let the lines dry completely before allowing traffic to pass through.

Leaving the area traffic-free reduces the risk of smudges and damage to your pleasing straight lines.

Maintaining Pristine Asphalt With City Wide Building Services

Proper asphalt maintenance and striping are both crucial aspects of parking lot care.

These enhance the safety, functionality, and appearance of your commercial property.

Regular cleaning, crack repair, pothole patching, and seal coating extend the lifespan of your asphalt surface, while professional striping ensures organized and safe parking (not to mention both measures give your lot a pleasing finish to the eye).

However, it’s not always easy to carry out maintenance by yourself, and it’s advised to leave these important tasks to professionals who know what they’re doing.

City Wide Building Services offers expert asphalt maintenance and striping services, providing the tools and knowledge needed to keep your property in top condition.

Contact us today to see how we can help you maintain your parking lot and other commercial building surfaces.