Parking Lot Maintenance Overview
Commercial asphalt parking lots have a functional lifespan of 20-30 years with proper maintenance. At some point, surface-level repairs are no longer sufficient — the pavement needs either a mill-and-overlay (resurfacing) or full reconstruction.
Signs that resurfacing is needed: widespread alligator (crocodile-pattern) cracking across 25%+ of the surface, multiple recurring potholes despite regular patching, pavement surface below drainage structures from wear, significant surface deterioration with aggregate loss.
Why Regular Maintenance Matters
Mill-and-overlay: the top 40-50mm of old asphalt is mechanically milled off, the base is inspected and repaired as needed, and new hot-mix asphalt is applied. Cost: $15-25 per square metre depending on lot size. Restores a fresh, level surface and extends pavement life another 15-20 years.
Full reconstruction: when base failure is present (soft spots, major settling, drainage problems), a full reconstruction is required. The existing asphalt and base are removed, the subbase is regraded and compacted, granular base is installed, and new asphalt is applied in multiple lifts. Cost: $30-60+ per square metre.
Commercial Parking Solutions
Timing matters for Ontario lots: schedule resurfacing for late spring through early fall when asphalt plants are operating at full capacity and temperatures support quality installation. Avoid late fall work when daily temperature swings affect compaction quality.
Before committing to resurfacing, have a pavement condition assessment done. A professional assessment identifies areas of base failure that need full reconstruction versus areas suitable for overlay — preventing expensive surprises mid-project.
D&D Commercial Services provides pavement assessments and full-scale resurfacing services for commercial properties across Kitchener-Waterloo.