Should I Resurface or Replace My Asphalt Parking Lot?

commercial parking lot paving

The time has come – your asphalt parking lot is beginning to deteriorate and you’re weighing your options. Should you bite the bullet and replace your asphalt, or are you able to still resurface it without sacrificing its integrity?

Damage to your parking lot can happen for a number of reasons such as tree roots, excessive weight, freezing temperatures, sinkholes, and poor site preparation. Every asphalt parking lot will eventually need consistent repairs and maintenance, especially after the damage that arises from seasonal changes. Choosing the most appropriate solution for your parking lot depends on the overall surface condition and the severity of deterioration. In this blog post, we’ll help you weigh the options and ultimately help you decide on which asphalt service works best for your current situation. 

Parking Lot Resurfacing 

Parking Lot resurfacing is the process of pouring new asphalt and replacing the top layer of asphalt instead of digging out all of the layers or patching specific sections. This provides structural rehabilitation and a flawless, jet black look for a fraction of the price of a complete driveway replacement.

If curb appeal is a priority for you, resurfacing may be the best choice for your aesthetic purposes. The cost of resurfacing can be at least one-third less than the cost of a full asphalt replacement. Parking lots with signs of wear such as small cracks, sunken areas, faded color, and crumbling edges can benefit from driveway resurfacing or other minor repairs. 

Other Repair Options

Crack Filling 

If it’s determined that you don’t need to fully replace your asphalt, you may utilize crack filling, which can help extend the lifespan of your parking lot. This procedure will also help prevent moisture from penetrating under the surface of your asphalt, which could create even more damage to your parking lot. If you are experiencing overgrowth on your parking lot, crack feeling can also help to prevent new vegetation growth through cracks.

Crack sealing should also be a part of a repair plan that includes resurfacing. It’s best to repair all cracks or existing holes that way you will have lasting effects from resurfacing or seal coating.


One of the most cost-effective ways to protect your parking lot is to invest in commercial sealcoating. Sealcoating includes mixing either coal or asphalt with inert fillers, water or additives. Then, applied in thin coats, pavement sealing can even help protect your asphalt from oil, salt, water, gasoline or ultraviolet rays.

Parking Lot Replacement

While asphalt resurfacing can help double the life of your asphalt, it may not be the best option for your parking lot. The best way to figure out if an asphalt replacement works for you is to consult with an asphalt contractor. This way a professional can first rule out any patching or repairs that could be helpful. When it’s determined that you’ll benefit more from a replacement, the removal process will begin.

By ripping up old asphalt, you’re creating a brand-new, crack-less surface for your parking lot. If your contractor is anything like Greenway Industries, they may even practice asphalt reclamation or material recycling, helping you reduce costs and make a more economical choice.

What’s the Verdict?

In the end, your asphalt parking lot will eventually need maintenance, repairs or reconstruction. There is a lot that you need to think about and consider before making your final decision. If you’re confused on where to start or would like to have your parking lot professional assessed, Greenway Industries can help. We have over three decades worth of experience in all aspects of commercial paving and repairs. To get started with utilizing our commercial asphalt services, please give us a call at (203) 885-1037.