How to Plan an Asphalt Parking Lot Paving Project

Paving a parking lot is a bigger undertaking than paving a driveway, and not just because of the square footage. Customers, tenants, residents and deliveries all depend on that lot. A project that is planned well finishes on schedule with minimal disruption. One that is not planned well can mean closed entrances, frustrated tenants and work that has to be redone. Here is how we suggest property owners, HOA boards and managers approach it.

Step 1: Understand the condition of the lot

Before deciding what kind of work to do, get a clear picture of what is wrong and why. Walk the lot after a rain to see where water sits. Note areas with heavy cracking, holes, ruts and crumbling edges. Pay attention to where trucks travel and turn, since those paths usually show the most wear. This information helps a contractor tell the difference between surface problems and base problems, which drives everything else.

Step 2: Decide on the right scope

Most lot projects fall into one of three categories:

• Drainage and edge work, where clogged inlets, low edges and unsupported sides are corrected while the rest of the lot is in good shape.
• Milling and repaving, where the worn top layer is ground off and replaced. This keeps the finished height at curbs and drains the same and restores a smooth surface. Our milling page explains the process.
• Full reconstruction, where the base has failed and needs to be rebuilt before new asphalt goes down.

Many lots need a combination: repaving overall with full-depth repairs in the worst sections.

Step 3: Plan for drainage

Repaving is the best opportunity to fix water problems. If parts of the lot puddle, grades can be corrected during the work. Check that inlets are at the right height relative to the new surface and that runoff from roofs and landscaping has a path off the pavement.

Step 4: Think about traffic and loads

A lot that serves cars only is different from one that sees daily box trucks, garbage trucks or buses. Entrances, drive lanes and dumpster areas often need a heavier section than parking stalls. If the lot is being enlarged or reconfigured, our post on critical considerations when expanding commercial parking covers what to weigh.

Step 5: Check local requirements

Work that changes the size of a paved area, its drainage or its connection to the street may need approval from the town. Check with the municipality’s construction or zoning office before the project is finalized, and ask about any rules for work near the road.

Step 6: Pick the timing

In New Jersey, the paving season generally runs from spring through fall, when temperatures allow hot-mix asphalt to be placed and compacted properly. Late spring and early fall are popular for commercial work because temperatures are moderate. Plan ahead, especially if you need a specific window such as a slow week for a business or a weekend for an office park.

Step 7: Phase the work to keep the lot open

Most businesses cannot close entirely. Large lots can be split into sections so part remains open while the rest is milled and paved. Communicate the schedule to tenants, residents or customers in advance with notices and signs at entrances. Plan where cars will go and how deliveries will get in during each phase.

Step 8: Plan for the first weeks after paving

New asphalt needs time to cure. Keep heavy trucks off for the first few days if possible, and avoid sharp turns in place and concentrated loads during hot weather in the first summer. After that, a simple maintenance routine of keeping drains clear and repairing problems early protects your investment.

Bring in your contractor early

The best time to involve a paving contractor is at the start of planning, not after the scope is set. We walk the lot, discuss what is causing the problems and lay out options for your budget and timeline. Learn more about our asphalt parking lot paving service, and read what to know about asphalt paving for your parking lot for more background.