Parking Lots & Commercial

Almost never. We phase lots so half stays open while we work the other half, and we schedule nights and weekends when closing is not an option. Tell us your busy hours and we will plan around them.

If the base is sound and the problem is surface wear, resurfacing costs far less and buys you years. If the lot is holding water, alligator-cracked across large areas, or flexing under traffic, resurfacing just puts a new skin over a failing structure. We will core it or cut a test section if it is a close call.

Square footage first, then the condition of what is already down — a sound base that needs resurfacing is a different job from one that has to come out and be rebuilt. After that it is the thickness the traffic actually calls for (delivery trucks and dumpster pulls need more than cars), whether drainage has to be corrected, how much striping and ADA layout is involved, and whether we have to phase around your hours. We price it after walking the lot, not off a square-foot rate over the phone.

Yes, on request, and we will send it to whoever your property manager or insurer needs it addressed to before we start.

A straightforward seal-and-stripe on a small lot is an overnight job. Resurfacing runs two to four days depending on size and phasing, and a full reconstruction longer than that. You get the schedule in writing with the estimate, phase by phase, so you know which areas are out of use and when.

Milling grinds off the top layer of old asphalt before new material goes down. You need it where adding thickness would raise the surface above door thresholds, curbs or drainage, and it is the right call when the existing surface is too rutted to pave over cleanly. If neither applies, it is cost you can skip.

Fifteen to twenty years for a properly built lot that gets maintained — sealed every two to three years, cracks filled before winter, drainage kept working. Neglected, the same lot can be failing in eight. Most of the cost of a lot is decided by what happens between resurfacings, not by the resurfacing itself.

Yes. Standing water is the fastest way to destroy a lot, so we correct fall where it has gone flat and rebuild the asphalt around catch basins and curb inlets that have sunk. If the problem is the structure below rather than the surface, we will say so rather than pave over it.

Every spring. Gouged surfaces, torn edges, clipped curbs and scraped-off striping are all routine. If the same corner gets caught every year we will suggest a reflective marker or a layout tweak so your plow contractor can see it.