What is Asphalt Resurfacing and Why Do I Need It

As a property manager or business owner, your parking lot is often the first handshake you offer your customers. Before they walk into your store, office, or apartment complex, they drive on your asphalt.

What is your parking lot telling them right now?

If they are dodging potholes or tripping over cracks, it sends the wrong message. It says the property is not well maintained. Even worse, a deteriorating parking lot is a massive liability. One trip-and-fall lawsuit can cost far more than a pavement repair project.

You know you need to fix the lot. But when you look at the budget, a total demolition and replacement seems too expensive. You might think you have to choose between a cheap patch job or spending a fortune.

Fortunately, there is a middle ground. It is called asphalt resurfacing.

For commercial properties, asphalt resurfacing is often the smartest financial move. It gives you a brand new, safe, and black surface without the extreme cost of starting from scratch.

In this guide, we will explore what asphalt resurfacing is, how it works for commercial lots, and how to decide if it is the right solution for your business.

What is Asphalt Resurfacing?

Asphalt resurfacing is commonly known in the industry as an "overlay."

To understand it, you have to look at how your parking lot is built. Your pavement has a stone base underground and layers of asphalt on top. If that stone base is still strong, there is no need to dig it all up.

During asphalt resurfacing, a paving crew installs a new layer of asphalt over the existing pavement. This new layer is usually 1.5 to 2 inches thick.

Think of it like re-siding a building. You do not knock down the walls just because the siding is old. You simply install a fresh, new layer over the structure.

The result is a parking lot that looks and performs like it is brand new. It is smooth, jet black, and ready for line striping.

Resurfacing vs. Sealcoating: Know the Difference

Property managers often confuse resurfacing with sealcoating. Both make the lot look black, but they serve very different purposes. Knowing the difference is critical for your annual maintenance budget.

Sealcoating is a maintenance liquid. It is like putting sunscreen on your skin or paint on a wall. It is a thin, protective layer that blocks UV rays, water, and oil spills. It restores the color of the lot, but it does not fix structural damage. You should sealcoat a commercial lot every 2 to 3 years to prevent damage.

Asphalt resurfacing is a structural repair. It involves heavy machinery and tons of new hot-mix asphalt. It adds a thick layer of stone and oil to the surface. This fixes deep ruts, widespread cracking, and pooling water. You typically resurface a lot when it is 15 to 20 years old.

If your lot has a few small cracks but is smooth, you need sealcoating. If your lot is rough, bumpy, and full of alligator cracks, you likely need resurfacing.

The Commercial Resurfacing Process

Resurfacing a large commercial parking lot is different than doing a small residential driveway. It requires careful planning to minimize disruption to your tenants or customers.

Here is what you can expect from the process.

1. The Engineering Assessment

Before any asphalt is poured, a pro needs to inspect the sub-base. They will look for areas where the ground is sinking. If the foundation is soft, putting new asphalt on top is a waste of money. It will just sink again. The contractor must identify weak spots that need to be dug out and repaired first.

2. Edge Milling and Transitions

This is crucial for commercial lots. You cannot simply add 2 inches of asphalt everywhere. If you did, the asphalt would be higher than the concrete gutters, sidewalks, and ADA ramps. This would create a trip hazard and trap water on the lot.

To prevent this, the crew uses a milling machine. They grind down the edges of the old asphalt where it meets concrete. This creates a "taper" so the new asphalt creates a smooth, flush transition with your curbs and walkways.

3. Cleaning and Tack Coat

The surface must be perfectly clean. Sweeper trucks and high-powered blowers remove all dust and debris. Then, a "tack coat" is sprayed. This is a sticky adhesive. It bonds the old pavement to the new layer so they become one solid unit.

4. Leveling Course

If your parking lot has deep ruts or low spots, the crew might lay a "leveling course" or "shim course" first. This is a thin layer of asphalt used to fill in the valleys. It ensures the final surface is perfectly flat.

5. The Overlay and Compaction

The paving machine spreads the final layer of hot asphalt. Heavy rollers follow behind to compact it. This density is what supports the weight of delivery trucks and hundreds of cars.

6. Striping and ADA Compliance

Once the fresh asphalt is down, it is a blank slate. A striping crew will come in to paint the lines, fire lanes, and handicap stalls. This is the perfect time to update your lot to make sure it meets current ADA requirements.

5 Signs Your Parking Lot Needs Resurfacing

You want to catch problems before they become liabilities. Walk your property and look for these five warning signs.

1. Widespread Alligator Cracking

Look at the drive lanes where traffic is heaviest. Do you see cracks that look like reptile scales? This is fatigue cracking. It means the asphalt has lost its flexibility and can no longer support the weight of traffic.

If this is isolated to one small spot, you can us something like Gator Patch to repair it. If these cracks cover more than 25% of the lot, it is time for an overlay.

2. Standing Water and Birdbaths

After a rainstorm, check your lot. Are there large puddles that sit for days? Standing water is the enemy of asphalt. It eventually soaks through and destroys the foundation.

More importantly, puddles are a slip-and-fall hazard for your customers. In winter, these freeze into dangerous ice patches. Asphalt resurfacing allows you to fix the grade so water drains properly into the catch basins.

3. Your Maintenance Costs are Skyrocketing

Are you sending a repair crew out every few months to fill new potholes? If you are constantly "chasing cracks" and paying for emergency repairs, you are bleeding your budget.

There comes a point of diminishing returns. Investing in a resurface stops the cycle of constant repairs for 10 to 15 years. It turns a variable, unpredictable expense into a managed capital expenditure.

4. The Pavement is Oxidized and Raveling

Asphalt contains oils that keep it black and flexible. Over time, the sun oxidizes these oils, turning the pavement gray. Eventually, the glue holding the stones together fails.

This is called "raveling." The surface becomes rough and loose stones kick up. If the surface is so rough that it is difficult to push a shopping cart over it, it is time to resurface.

5. Curb Appeal is Hurting Business

Ideally, customers should not notice your parking lot. They should park and walk in without thinking. If they are noticing your lot, it is usually for bad reasons.

A fresh, black parking lot with crisp white lines looks professional. It signals that the business is successful and safe. If you are a property manager trying to attract high-quality commercial tenants, a resurfaced lot is a major selling point.

When Resurfacing is NOT the Answer

While resurfacing is a great tool, it is not magic. There are times when it is a bad investment. You should avoid an overlay if:

• The Base is Failed: If the ground is pumping mud up through cracks, the sub-base is ruined. You must dig it out.
• The Grade is Too High: If the asphalt is already level with the top of the curbs, you cannot add more height. You might need to mill off the entire top layer first (called "mill and overlay") or reconstruct the lot.
• Too Much Damage: If 40% to 50% of the lot requires deep patching, the cost of prep work might be so high that a full replacement makes more sense.

The Business Benefits for Property Managers

As a manager, you have to justify every expense to the building owners. Here is why asphalt resurfacing is often easier to approve than a replacement.

1. Cost Efficiency

A full demolition and reconstruction is the most expensive option. You pay for excavation, hauling debris to the dump, and buying all new stone base. Resurfacing recycles the existing structure. It typically costs about 60% to 70% of the price of a full replacement.

2. Speed and Tenant Relations

Time is money. A full reconstruction can shut down sections of a parking lot for weeks. This angers tenants and hurts retail sales.

Resurfacing is fast. A good crew can mill and pave a large section in a single day. They can phase the project, doing one section at a time, so you never have to close the entire business.

3. Liability Reduction

Property owners are responsible for injuries that happen on their land. Uneven pavement is a leading cause of outdoor falls. By resurfacing, you create a smooth, level surface that significantly lowers your risk of negligence claims.

4. Extending Asset Life

A parking lot is a depreciating asset. Resurfacing resets the clock. It adds 10 to 15 years of useful life to the asset, improving the overall valuation of the property.

Protecting Your Investment

Once you have resurfaced the lot, do not ignore it. You have a brand new asset, and you need to protect it.

• Sealcoating: Wait 90 days to a year after resurfacing, then apply a sealcoat. This locks in the fresh oils.
• Crack Sealing: Inspect the lot every spring. If you see a crack, fill it immediately.
• Cleanliness: Keep catch basins clear so water does not back up onto the pavement.

Summary

Asphalt resurfacing is the heavy-duty solution for commercial parking lots that are showing their age. It bridges the gap between simple sealcoating and expensive reconstruction.

It restores the safety of your property. It boosts the look of your business. Most importantly, it stops the endless cycle of expensive pothole repairs.

If your parking lot is gray, cracked, or holding water, it is time to look at your options.

Frequently Asked Questions (FAQ)

What is asphalt resurfacing?
Asphalt resurfacing is adding a new layer of hot-mix asphalt over existing pavement when the base is still strong.

Is asphalt resurfacing the same as an asphalt overlay?
In most cases, yes. Asphalt resurfacing is commonly called an asphalt overlay.

How do I know if I need resurfacing or sealcoating?
Sealcoating is a thin protective layer. Resurfacing is a structural fix for rough surfaces, ruts, widespread cracking, and drainage issues.

When is resurfacing not a good idea?
If the base is failing, the lot is sinking, the pavement height is already too high, or too much of the lot needs deep patching.

How long does asphalt resurfacing last?
A well-built overlay often adds 10 to 15 years of service life, depending on traffic, drainage, and maintenance.

How soon can traffic use the lot after resurfacing?
Many lots can reopen in phases the same day or within 24 hours, depending on project size and striping timing.