As a commercial property owner, you already know that first impressions matter. Your building’s exterior is often the first thing customers, tenants, and visitors notice. But while many businesses invest in landscaping, signage, and façade improvements, they often overlook a crucial part of their curb appeal and operational safety—the asphalt.
Whether it’s a parking lot, access road, or loading dock, your asphalt surface plays a vital role in your property’s overall functionality and appearance. Over time, exposure to weather, traffic, and aging materials can cause damage that needs prompt attention. Ignoring these issues can lead to bigger problems and higher repair costs down the road.
In this article, we’ll break down the top five signs that your commercial asphalt needs repair, why these issues matter, and what steps you can take to protect your investment.
1. Cracks Are Spreading Across the Surface
One of the most visible and common signs your asphalt needs repair is the appearance of cracks. They might start small—just a hairline split here or there—but over time, they can widen and multiply. If you see a network of interconnected cracks forming a pattern that resembles alligator skin, you’re dealing with what’s called “alligator cracking,” and it’s a serious warning sign.
Why It Happens
Cracks form when the asphalt is subjected to repeated stress, such as from heavy vehicles, freeze-thaw cycles, or an aging subbase. Water seeps into these cracks, freezes in cold weather, and expands. The result? More cracking and eventual potholes.
Why It Matters
Cracks are not just cosmetic. They allow moisture to penetrate beneath the surface of your pavement, compromising the integrity of the base layer. Left untreated, this can lead to structural failure and widespread degradation.
What You Can Do
Early-stage cracks can often be sealed to prevent water intrusion. For more extensive cracking, a full-depth repair may be required. Crack sealing is a cost-effective way to extend the life of your asphalt if done in time.
2. Potholes Are Forming or Expanding
If your parking lot has become a minefield of potholes, it’s not only damaging to vehicles—it’s a red flag that your pavement is failing in critical areas. Potholes typically form when water infiltrates the surface, weakens the subbase, and causes the material to collapse under the weight of vehicles.
Why It Happens
Potholes are often the end result of neglected cracks. Once water gets in and erodes the material beneath, the asphalt above caves in. Seasonal changes like freeze-thaw cycles can accelerate the damage, especially in places like Colorado where weather conditions are extreme.
Why It Matters
Besides being an eyesore, potholes can create serious liability risks. If a customer or delivery driver trips or damages their vehicle on your property, you could be held responsible. Potholes also contribute to faster wear and tear on commercial fleets and reduce the overall usability of your paved surfaces.
What You Can Do
Timely patching and pothole repair can stop further damage and save you from costly resurfacing. If potholes are widespread, it may be time to consider milling and overlay or full reconstruction, depending on the underlying cause.
3. Surface Drainage Is Poor or Uneven
Water should never be pooling on your pavement. Standing water indicates drainage problems that can quickly deteriorate your asphalt. You may notice this after heavy rain or snowmelt when certain areas fail to drain properly.
Why It Happens
Improper grading, sagging spots, or clogged drains can all contribute to poor surface drainage. Over time, these issues can cause rutting and soft spots that break down under pressure. In commercial lots with large surface areas, even small drainage problems can escalate quickly.
Why It Matters
Water is the number one enemy of asphalt. When it collects and sits on your pavement, it seeps into cracks and softens the subbase. This undermines structural integrity and increases the likelihood of potholes and subsidence.
What You Can Do
Drainage issues should be evaluated by an asphalt contractor. Solutions might include regrading, adding surface drains, or installing permeable pavement in key locations. Catching and correcting these issues early can prevent much more expensive repairs later.
4. Faded Color and Surface Erosion
Has your rich blacktop turned a dull gray? Has the surface become rough and brittle to the touch? These are signs that your asphalt is oxidizing and losing its protective layer.
Why It Happens
Asphalt is made up of aggregates (rocks, sand) held together by a binder (bitumen). Over time, UV rays from the sun break down the binder, making the surface dry and brittle. Rain, snow, salt, and chemicals from vehicles only speed up the process.
Why It Matters
Fading is more than an aesthetic problem. As the surface erodes, it becomes more porous, which allows water to penetrate and accelerate deterioration. You may also notice loose gravel or pieces of aggregate coming off—these are signs that the pavement is unraveling.
What You Can Do
Sealcoating is your best line of defense. A fresh coat of sealer not only restores the rich black finish but also protects against UV rays, water penetration, and chemical spills. Most commercial lots benefit from resealing every two to three years, depending on traffic levels.
5. Line Striping and Surface Markings Are No Longer Visible
In commercial environments, pavement markings are critical. Parking lot lines, loading zone stripes, ADA designations, and directional arrows guide drivers and ensure accessibility. When these markings become faded or disappear altogether, it’s not just inconvenient—it can be a compliance issue.
Why It Happens
Asphalt naturally wears over time, and surface markings degrade even faster due to traffic, weather, and UV exposure. Snowplows, sand, and de-icing chemicals can also accelerate the fading process.
Why It Matters
Faded or missing markings can cause confusion, traffic flow issues, and safety hazards. For businesses that must comply with ADA requirements, poor striping can also lead to violations and potential fines.
What You Can Do
Professional line striping can restore clarity and ensure your lot is safe and legally compliant. If your asphalt is also in rough shape, it’s wise to repair the surface before repainting to ensure markings adhere properly and last longer.
Bonus: When to Consider Full Replacement
Sometimes, patching and sealing aren’t enough. If your commercial asphalt is more than 15 to 20 years old and showing multiple signs of failure—cracks, potholes, drainage issues, and fading—it may be time for a full replacement.
You should also consider reconstruction if:
- Repairs are no longer lasting or are required frequently
- The subbase has failed due to water damage or poor construction
- Your pavement no longer meets ADA or municipal standards
- You want to expand or redesign your lot layout
A full-depth asphalt replacement might seem like a big investment, but it often pays off in the long run by reducing maintenance costs and liability risks.
Final Thoughts: Don’t Wait Until It’s Too Late
Commercial asphalt repair is not something to put off until next year’s budget cycle. Waiting can lead to exponential damage, higher costs, and bigger headaches. If you recognize one or more of the signs we’ve covered—cracks, potholes, drainage issues, fading, or worn-out striping—it’s time to act.
Preventive maintenance and timely repairs will extend the lifespan of your pavement, improve curb appeal, and reduce the risk of accidents and liabilities. Whether you manage a retail plaza, office park, industrial facility, or municipal lot, well-maintained asphalt reflects positively on your business and shows you care about safety and professionalism.
Ready to Repair Your Asphalt?
If you’re located in Colorado Springs or the surrounding area, Pavco is here to help. Our experienced team specializes in commercial asphalt repair, resurfacing, sealcoating, and more. We’ll inspect your lot, recommend the best solution, and deliver high-quality results that last.
Contact us today to schedule your FREE consultation and keep your property in peak condition.