To Coat or Not to Coat Your Parking Lot?

If you have a parking lot, take a look at it…a really good look. Now make a list of what you see. pothole in parking lot

Do you see cracks?
Are the parking lot markings fading?
Does the lot simply look faded and dingy?
How about potholes? Do you see any of those?

If you answered “yes” to any of those questions, then there is a good chance that you need your parking lot coated. That more or less makes the question of whether or not to coat the lot much an easy one to answer.

Problems Faced by Parking Lots

Let’s look a little more in-depth at the issues that parking lots face.

Changes in the weather can cause expansion and contraction that leads to cracks and pot holes. This can create an issue for motorists driving the lot and for the foot traffic it receives as well.

In addition to temperature fluctuations, water is its worst enemy as well. Water is a very damaging element that seeps down into the cracks of the asphalt. Through seal coating, which is essentially asphalt or concrete waterproofing, the life of the pavement can be sustained for three to five years. This is something that may be more budget friendly for you as opposed to having the lot completely replaced.

Just keep in mind that it is impossible to avoid the deterioration of the pavement. However, the less water that infiltrates the service, the slower the deterioration process will be. It is also important to consider the quality of the concrete repair products since higher quality means better sustainability.

Parking Lot Solutions

Through crack and pothole repair, you can get the most out of your parking lot. Seal coating is a process that can be performed by itself as long as there are no cracks or structure failures in the pavement. If the cracks or failures are present, seal coating would follow crack fill repair. Crack fill repair is the part where the cracks are filled in with an asphalt or concrete repair product that can hold the crack for a while. From there, the seal coating process can begin.

Seal coating is a good solution because of its cost effectiveness and the fact that it preserves the asphalt for pennies per square foot. Seal coating also preserves the pavement’s appearance and makes it easier to maintain. Like a crack sealing, the seal coat is concrete waterproofing at its finest and it also slows down oxidation. Furthermore, seal coating also resists spills and oils, stands up to pressure washing, and increases the flexibility of the pavement. This is something that the concrete or asphalt cannot do all on its own. If the surface is left to its own devices, it will fall apart rather quickly when the sun is constantly beating down on it or it is being rained or snowed on frequently.

Don’t Forget the Restriping

After the parking lot is repaired and seal coated, it is important to not forget the restriping. This is an important step in the maintenance process and it can vary based on the type of parking lot and its size. It is important to ensure that the lot is restriped because that keeps it up to code, while providing a lot that is free of problems. This entire process is also useful if there are any code changes that require you to update your parking lot. You can go ahead and address pot holes, cracks, and fading markings all at one time. Once complete, you will have a highly attractive parking lot. Believe it or not, the parking lot is a first impression. One that is properly maintained will give a good impression that can benefit your business.

Nonetheless, these are the most important steps that you can take when you want to prolong the life of your existing pavement. It protects the property, keeps you from having to replace the pavement prematurely, and it looks great. Repair is always a better solution and coating is better than allowing the surface to constantly be bombarded by the damaging effects of water. It is a way for you to get the most out of one of the most important investments a business, medical facility, or organization can make.


Having an attractive parking lot is important. If your parking lot looks cracked, worn, has potholes, or needs to be brought up to code, Brite Line Paint Co. Inc. can help you. Call us at 508-678-6775 or fill out our contact form.