The Importance of Long Term Planning for Proper Commercial Parking Lot Maintenance

Keeping commercial asphalt paving areas clean and properly maintained is what successful property management companies do. Studies have shown that cleanliness ranks as one of the most important factors in influencing where people shop. More and more businesses are beginning to recognize that external aesthetics is as equally important, if not more so, than the interior of their stores. In addition to gaining customers, it makes sense business wise too.

In today's highly competitive market, property managers cannot afford the tarnished image caused by lackluster exterior maintenance, and regular Full Depth Pavement Repairs, Hot Crack Filling, Seal Coating, and Striping is arguably the most important component contributing to overall looks. Following are some of the many reasons why it is so important to retain Smith’s Paving and Seal Coating to set up a 3-5 year plan on an ongoing basis:

  • Outside parking areas are where business owners hope potential customers will gain a favorable 'first impression.' The appearance of the parking area and surrounding grounds project an image of how the rest of the facility is operated. If the exterior maintenance is filled with cracks and tripping hazards, then potential customers will expect the internal cleanliness and other public areas of the mall or business to be poorly kept as well.
  • People like to patronize a successful business. Obviously, all businesses would choose to have a clean, well striped parking area, all other considerations aside. However, the unwillingness or inability to keep a particular area clean and freshly striped projects an image of not being successful.
  • Maintaining customer loyalty and market share is a never ending process. To develop or retain a competitive edge it is imperative that the grounds on the exterior of the business are well kept.
  • Even the most beautiful landscaping is negated by a parking lot cluttered with debris and spider webbed asphalt with grass growing from it. Maintaining the aesthetics of a business and customer parking lot requires a combination of commercial asphalt milling, Hot crack filling, vacuum sweeping, and striping yearly for traffic control safety purposes.
  • Correct management of storm water catch basin repairs for proper runoff is another concern for owners of parking areas today. Asphalt Paving is “critical” for catch basin storm water runoff, and a commercial parking lot maintenance  program can help to ensure the business is doing all it can to minimize water puddles in the parking lot and tripping hazards during winter months.
  • When a parking area is clean to begin with, shoppers are less likely to throw trash out of their cars when they come to shop or when leaving.
  • Sand, dirt and other trash are abrasive, and will shorten the useful life of asphalt pavement, seal coating, striping, etc.
  • Keeping litter picked up reduces the chances of customer injuries, as well as the business' potential liability in any resultant lawsuits.
  • When cracks, grass, and debris are allowed on pavement, it traps moisture which starts deteriorating the paving material. If enough dirt collects plants may begin to grow, causing spider web and alligator cracking in both cement and asphalt.
  • Long periods between striping can increase risk of injury to patrons and result in increased risk of liability to businesses as crosswalks, handicap areas, directional arrows, traffic markings and other painted features wear thin.

In summary, long term parking lot asphalt maintenance is vital for commercial property managers to look at long term. Money in the long run can be saved since seal coating, proper asphalt repairs, and hot crack-filling prolong the life of commercial parking lots by up to 2 times the life of an unmaintained parking lot.

If you are a commercial property manager who is interested in a 3-5 yr maintenance contract with a reputable Paving Company in the Upstate New York Capital Region of Albany NY. Please give us a call at 518-266-9526 or e-mail us at

Joe Lavery

Commercial Sales

Smith’s Paving and Seal Coating

679 Burden Ave

Troy, NY 12180

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Smith’s Paving did a great job on our driveway and patio in the back. Water was a big problem in the front and they made it go off the driveway. Really cleaned up and were in and out the same day…   read more

Lana, Albany, NY