Earle American

Every few years, a parking lot needs to be resurfaced, which will revitalize its appearance while significantly enhancing safety, accessibility, and overall curb appeal. Asphalt paving is a large project, and failing to prepare for it can easily lead to unexpected costs and delays. Here, Earle American, a trusted parking lot paving contractor, discusses how to successfully plan for parking lot resurfacing in New Jersey, including the project scope, ideal timing, and Americans with Disabilities Act (ADA) compliance.

Key Takeaways

• Start by evaluating the scope of your project. Understand your parking lot’s surface condition, base condition, drainage, and the square footage to be amended.
• Project phasing breaks up the parking lot into sections. It allows for easier budgeting and minimizes disruption to customers and tenants. 
• The ideal time to schedule parking lot resurfacing is in late spring or early fall, when moderate temperatures promote proper curing. Avoid summer and winter, as extreme heat or cold can negatively affect the results.
• Parking lot resurfacing is a good opportunity to make necessary changes to line striping and ADA compliance.

What Is the Scope of Your Project?

A successful asphalt milling and resurfacing project starts with a clear understanding of its scope. The overall size and condition of your parking lot will directly impact budgeting, scheduling, and planning. Conduct a thorough inspection of the area to be resurfaced, focusing on key features such as:

• Surface condition: Evaluate the surface for cracks, potholes, unevenness, areas of erosion, and other signs of wear and tear.
• Base condition: Look for signs of base instability, such as alligator cracks, sunken areas, and deep or recurring potholes.
• Drainage: Check for standing water, damaged storm drains, and other indicators that your drainage system is not functioning effectively.
• Square footage: Determine the parking lot’s size. If only some areas need repair, then determine the square footage of those areas.

If your parking surface is substantial in size, the project can be broken into phases. Instead of tackling the whole lot at once, Earle American will resurface one section at a time. Phasing can make budgeting easier by dividing the project between multiple fiscal periods. It also allows you to keep parts of the lot in use at all times, minimizing disruptions to your business or residents.

When Is the Best Time to Schedule Parking Lot Resurfacing?

After defining your project scope, it’s time to schedule. Not all seasons are equal when it comes to parking lot resurfacing. The time of year will impact how efficiently the project is completed and, in fact, whether it is feasible at all. The best times of year to cure asphalt are:

• Late spring: May to June is the ideal time to fix winter damage. The weather is warm enough to lay asphalt but not too hot for it to cure.
• Early fall: September to October is another optimal time for asphalt curing, with moderate temperatures and little to no precipitation.

Avoid asphalt resurfacing projects during the summer. While extended daylight hours provide extra time for labor, the intense temperatures can slow down curing. You will have to wait longer before the parking lot is ready to be used again. Winter is similarly problematic. The frozen ground keeps the fresh asphalt from bonding correctly with the old material, resulting in an uneven surface that will break down quickly. Summer and winter should be used only for emergency repairs.

Have You Considered Line Striping and ADA Compliance?

When planning your parking lot resurfacing project, you should also consider line striping. The process will strip and replace the entire surface of your asphalt, providing an opportune time to adjust your line striping if your business needs have changed or if the old striping did not meet your expectations.

Consider traffic flow, parking demands, and ADA compliance to determine whether your parking lot layout is adequate. If not, Earle American can discuss new striping to suit your demands. We can help you designate parking spaces, access aisles, and van-accessible spaces to optimize your parking lot while staying compliant with ADA requirements.

FAQs about Parking Lot Resurfacing

What is the best time of year to resurface a parking lot in New Jersey?

The best time of year to resurface a parking lot is in late spring or early fall, when temperatures are warm enough for the asphalt to cure. Winter and summer should be avoided as extreme cold and heat can interfere with the curing process.

How long does commercial parking lot resurfacing take?

Commercial parking lot resurfacing takes one to three days, depending on your pavement condition and the size of your lot. You will then need to wait up to 48 hours for the asphalt to cure enough to support regular vehicle traffic.

How can property managers minimize tenant or customer disruption?

You can minimize disruption by dividing the project into phases. This approach ensures that part of the lot stays available at all times.