Most parking lots do not fail all at once. They wear down a little at a time, and a surprising amount of that wear starts with dirt, debris and fluids that sit on the surface longer than they should. Regular cleaning is one of the cheapest things an owner or property manager can do to protect the investment in an asphalt lot, and it makes the property look cared for to every tenant, customer and visitor who pulls in.
These cleaning tips are aimed at commercial lots, HOA lots and shared lots at apartment and office properties.
Sweep on a schedule, not just when it looks bad
Sand, grit, leaves and litter act like sandpaper under tires. They also clog catch basins and trap moisture against the surface. A regular sweeping schedule, whether that is a mechanical sweeper service or a crew with blowers, keeps abrasive material moving off the lot instead of grinding into it.
How often depends on traffic and surroundings. A busy retail lot near a highway may need weekly attention. A small office lot surrounded by trees will need extra passes in the fall. Shore properties often pick up wind-blown sand that is worth clearing more often than you might expect.
Deal with oil and fuel spills quickly
Petroleum products are hard on asphalt. Motor oil, gasoline, diesel and transmission fluid can soften the binder that holds the surface together, leaving spots that crumble and pit over time. The sooner a spill is cleaned, the less damage it does.
A simple routine works well:
- Cover fresh spills with an absorbent such as kitty litter or a commercial absorbent.
- Let it sit, then sweep it up and dispose of it properly.
- Scrub any remaining residue with a mild detergent and water, then rinse.
Avoid harsh solvents, which can do more harm to the asphalt than the original spill. Spots where delivery trucks or dumpsters sit, and stalls used by older vehicles, deserve a regular look.
Keep catch basins and drains clear
Water is the biggest long-term threat to any paved surface. When storm drains and inlets get clogged with leaves, trash and sediment, water backs up and ponds on the lot. Standing water softens the base below and speeds up cracking. After a nor’easter or heavy summer storm, walk the lot and check that every inlet is open and draining.
Pressure wash with care
Pressure washing can freshen up entrances, walkways next to the building and stained areas. Use a moderate setting and keep the nozzle moving. Blasting asphalt with a narrow, high-pressure stream can strip away fine material and loosen the surface, especially on older pavement.
Watch the edges and landscaped areas
Lots often break down first where the asphalt meets lawn, planting beds or curbing. Irrigation overspray, mulch washing onto the pavement and weeds pushing up along the edges all add stress. Adjust sprinkler heads so they are not soaking the lot, keep beds trimmed back and pull vegetation growing in cracks before roots widen them.
Winter cleanup matters too
New Jersey winters bring salt, sand and plow scrape. Once the season breaks, sweep up leftover sand and salt residue, check for gouges from plow blades and look for new holes. Getting damage repaired in spring keeps a small problem from turning into a section of lot that needs to be rebuilt. Our fall parking lot cleanup article covers how to head into winter in good shape.
Cleaning will not fix structural damage
Regular cleaning protects a healthy lot. It cannot fix a lot with alligator cracking, sinking areas or base failure. When you see those signs, it is time to talk about drainage fixes, milling and repaving, or a full rebuild of the worst sections. The aftercare guide for asphalt parking lots explains what to watch for in the first year after new paving.
If your lot is past the point where cleaning helps, our commercial parking lot paving team can walk the property with you and give you a free estimate. We work with business owners, HOAs and property managers throughout Monmouth County, northern Ocean County and southern Middlesex County.
Need this done right?
Dan The Paver handles parking lot paving across Monmouth, Ocean (Toms River and north) and southern Middlesex counties. Free on-site estimates.