How Do I Plan and Budget for Future Parking Lot Maintenance?

In general, assets that are well-maintained will require fewer major repairs and have longer lives. Some assets have maintenance schedules that are virtually carved in stone. With other assets, however, planning a maintenance schedule and budgeting appropriately can be confusing or challenging. This is often the case with parking lot maintenance. If you classify the steps into three categories, you can make the task easier. The three categories are collecting information, creating a schedule, and reviewing your plan periodically.

What Information Should I Collect When Planning and Budgeting for Parking Lot Maintenance?

Theoretically, every piece of information you can collect could prove beneficial. Realistically, though, you probably do not have the time to go all the way down the research rabbit hole. Therefore, you can restrict your efforts to the following.

1. It is always a good idea to see the current status of your parking lot for yourself. Pick a suitable day to take a leisurely tour of your parking lot. Look for cracks that are more than approximately a quarter of an inch wide, loose gravel, shiny spots that reveal the aggregate, and similar signs of damage or distress. See if your painted lines and markings are still vibrant and highly visible. Check the condition of your parking lot signs, wheel stops, and curbs. Document what you discover by taking pictures with your phone or making written notes. If any of the damage seems especially worrisome, go ahead and contact a contractor to make the repairs. Hopefully, you have enough money in your current budget to cover various contingencies. If not, you might need to reallocate funds from another category.
2. Take a look at the asphalt maintenance and repairs that our parking lot has received in the past. Ideally, you want to see the detailed contracts or invoices for the previous five years. If this is not possible, just go back as far as you have the documents and time to go. Your amortization or depreciation records may also be helpful. Try to find when the asphalt company installed your parking lot. See when your last parking lot sealcoat and parking lot line striping happened. Check how often asphalt maintenance contractors repaired cracks, potholes, or alligator cracking.

How Do I Create a Schedule for My Parking Lot Maintenance?

Once you have collected sufficient information, you can create a schedule for your future needs. At this point, you might want to contact a reputable asphalt company for assistance. Asphalt contractors can assess parking lots to recommend schedules that are appropriate for the specific pavement. If you choose to not involve an asphalt company yet, you can use the following recommendations for a typical parking lot with an average amount of traffic.

1. Significant cracks should never be left open to the elements for an extended period. Although the industry standard is to schedule crack repairs every six months, in the Vegas area, annual repairs are often acceptable.
2. Parking lot sealcoat normally has a life expectancy of around two years. Since sealcoating is so effective at blocking damage from UV rays and vehicle fluids, this is one asphalt maintenance procedure that you want to prioritize.
3. Painted parking lot line striping and markings usually have a life expectancy similar to parking lot sealcoat. Since the paint will not show through the sealcoating, it can be more convenient to schedule both procedures for the same time. You might also want to include a review of your parking lot design to make sure that you comply with the ADA and local statutes.
4. Professional parking lot sweeping services can keep your property looking its best. It can also help you avoid potential safety issues, and it can help reduce the risk of damage to your sealcoating or pavement.

Why Should I Review My Asphalt Lot Maintenance Plan Periodically?

There are many unexpected things that can require your prompt action to avoid unnecessary expenses. If possible, review your plan every quarter. You should at least review your plan annually.

1. Assess the current condition of your pavement. Is it deteriorating faster than you expected, or has new damage manifested recently?
2. When assessing your pavement’s condition, you should also check your parking lot line striping, signs, and other features. If markings are damaged or excessively faded, or signs or their poles have been damaged, you should take the appropriate actions.
3. Follow the money. Compare your actual expenses to your budget. If your costs are higher than you expected, you should determine the cause. In other words, is your pavement incurring more damage, or has your asphalt maintenance company raised its rates? Depending on the answer, you may need to consider reallocating funds from another category, or you may need to request approval for additional funds or budget variation.

Affordable Striping is the parking lot maintenance company that many businesses, organizations, and agencies in the Vegas area trust. Our services include parking lot line striping and marking, asphalt crack repairs, road markings, parking lot sealcoat, traffic signs, parking lot design and layout, public works projects, and custom parking lot maintenance programs. Our employees are exceptionally skilled, and they are committed to providing exemplary service and extraordinary work on every project. To request a free job quote, call 702-222-9009, email Vegas@AffordableStriping.com, or complete our form online.