What parking lot repair involves
Parking lot repair covers the work between routine upkeep and replacement: sealing cracks, patching failed areas, correcting drainage and trip hazards, and resurfacing worn pavement that is still structurally sound. The right repair depends on how far the pavement has deteriorated, so every job starts with an inspection rather than a fixed scope.
The Indian Health Service (IHS) identifies water as the most common and significant cause of pavement deterioration. Open cracks and poor drainage let water reach the subbase, and freeze and thaw cycles widen cracks until the pavement fails. Sunlight oxidizes the surface and traffic wears it down. IHS matches repairs to condition:
- Crack sealing and filling. Hot asphalt poured into low and medium severity cracks. IHS classes cracks from less than ¼ inch wide (low severity) up to cracks with spalled edges (high severity).
- Fog seals. For minor oxidation and raveling only; not appropriate for moderate to severe cracking.
- Seal coats. For structurally sound pavement with low to moderate cracking. See sealcoating.
- Micro-surfacing. A layer up to 1½ inches for medium severity cracking, minor ruts and minor leveling problems that affect drainage.
- Thin overlays. Hot mix asphalt ¾ inch to 1½ inches thick for pavement over 20 years old or with rutting, raveling or loss of friction.
Holes are handled as pothole repair. Where patches keep failing, the failed section and its base are removed and replaced. Heaved or broken concrete curbs, sidewalks and wheel stops are ground, repaired or replaced.
Codes, standards and requirements for parking lot repair
Walking-working surfaces. For employers covered by OSHA general industry rules, 29 CFR 1910.22 requires walking-working surfaces to be kept free of hazards, inspected regularly and maintained in a safe condition. Hazards must be corrected before employees use the surface, or guarded until they are, and a qualified person performs or supervises repairs that affect structural integrity.
Accessible features. Under 28 CFR 36.211, a public accommodation must keep required accessible features in operable working condition. Temporary interruptions for maintenance or repairs are permitted.
Resurfacing is an ADA alteration. The 2010 ADA Standards for Accessible Design define alterations to include resurfacing of vehicular ways, so accessible parking in a resurfaced area is laid out to the Standards. The points repair crews must protect or restore:
- Changes in level up to ¼ inch may be vertical; ¼ to ½ inch must be beveled no steeper than 1:2; above ½ inch must be ramped (303.2 to 303.4). Heaved concrete and patch edges on the accessible route are measured against these limits.
- Car spaces are at least 96 inches wide and van spaces at least 132 inches, or 96 inches with a 96 inch aisle (502.2). Access aisles are at least 60 inches wide and marked to discourage parking (502.3).
- Spaces and aisles must be level with each other, with slopes no steeper than 1:48 (502.4), so patches and overlays there are checked for slope.
- Signs show the International Symbol of Accessibility, with the bottom at least 60 inches above the ground (502.6), and one in every six accessible spaces must be a van space (208.2.4).
State and local codes, zoning and stormwater rules can add requirements, and the authority having jurisdiction decides whether a permit is needed. Legal questions go to the client’s counsel.
Preventive maintenance schedule for parking lot repair
Most repairs start as small cracks left open to water. Planned inspection and sealing reduce emergency patch calls and trip claims, extend pavement life and leave a dated record of each hazard and repair.
| Task | Recommended frequency | Basis |
|---|---|---|
| Walk lanes, stalls, walkways and curbs for cracks, potholes, standing water and trip hazards | Monthly | OSHA 29 CFR 1910.22(d)(1); monthly is Facility First program default, adjusted per site |
| Guard a hazard that cannot be repaired right away | When found, until repaired | OSHA 29 CFR 1910.22(d)(2) |
| Check accessible spaces, aisles, signs and route | At each monthly walk | 28 CFR 36.211; 2010 ADA Standards; frequency is Facility First program default |
| Seal or fill cracks | Every 1 to 2 years, based on inspection | Indian Health Service |
| Sealcoat pavement in good condition | Every 5 years or so, or 5 to 8 years by site and seal type | USDA Forest Service; Indian Health Service |
| Restripe stalls, aisles and accessible spaces | With each sealcoat, and when faded | USDA Forest Service |
| Pavement condition survey with photos | Annually, after winter | Facility First program default, adjusted per site |
| Clear catch basins and drains | Twice a year and after heavy storms | Facility First program default, adjusted per site |
The authority having jurisdiction, the manufacturer and the property’s insurer can require more frequent service, and each location’s schedule is set in its program and recorded on every visit.
Warning signs that a lot needs repair
- Widening cracks, or interconnected cracking in wheel paths
- Standing water after rain
- Ruts, depressions or sunken patches
- Gray, raveling surface with loose aggregate
- Raised or broken concrete at curbs, sidewalks and curb ramps
Records to keep
- Dated photos of each defect before and after repair
- A site plan marking each crack seal, patch and concrete repair
- Level and slope measurements in accessible areas
- Method, materials, quantities, warranty and the provider’s insurance certificate
- Annual surveys that feed facility condition assessments
How Facility First runs parking lot repair across a portfolio
- Request. A location reports damage with photos, or a defect is found on a scheduled walk.
- Triage. Facility First confirms scope, prioritizes hazards in walkways and accessible areas, and checks warranties.
- Dispatch. A vetted local paving provider holding the required licenses and insurance receives the work order. Work above the client’s approval limit or not-to-exceed amount is quoted first.
- Completion. The provider photographs the area before and after and records materials and measurements.
- Verification and invoice. The work is checked against the request and invoiced in one format for every market.
Defects found on walks are grouped by location so sealing, patching and striping happen in one visit, which keeps deferred maintenance from building up.
What affects the cost of parking lot repair
- Repair type and depth, from crack sealing to base replacement
- Area treated and linear feet of cracks
- Drainage problems found once pavement is opened
- Phasing, night or weekend work
- Season, restriping and permits
Parking lot repair for retail stores, restaurants and offices
Retail stores. Work is phased around trading hours, often overnight, with entrances and accessible spaces reopened first. In shopping centers the lease decides who orders repairs.
Restaurants. Drive-through lanes and delivery areas carry concentrated loads and are scheduled around service and delivery times.
Offices. Repairs are phased by section or done on weekends so employee parking stays available.
Frequently asked questions
What is the difference between parking lot repair and resurfacing?
Repair treats specific defects such as cracks and potholes. Resurfacing places a new layer over the whole area, which IHS describes for pavement over 20 years old or with rutting or raveling.
How often should a commercial parking lot be repaired?
Hazards are fixed as found, usually from monthly walks. IHS calls for sealing cracks every 1 to 2 years based on inspection and sealcoating every 5 to 8 years, with restriping at each sealcoat.
Does resurfacing affect ADA accessible parking?
Yes. The 2010 ADA Standards treat resurfacing of vehicular ways as an alteration, so accessible spaces and aisles in the resurfaced area are laid out to the Standards.
Why do patches keep failing in the same place?
Repeat failures usually mean water is reaching a weak base. The failed section is removed and replaced and the drainage corrected.
Sources
- Indian Health Service: Asphalt Preservation Solutions (Health Facilities Information Sheet, January 2014)
- USDA Forest Service: Basic Building Condition Assessment, Parking Lot Repair and Seal Coat
- OSHA: 29 CFR 1910.22, Walking-working surfaces, general requirements
- Cornell Law School LII: 28 CFR 36.211, Maintenance of accessible features
- U.S. Department of Justice: 2010 ADA Standards for Accessible Design (PDF)