Asphalt is the backbone of commercial infrastructure—parking lots, loading zones, distribution centers, and more. But even with regular maintenance, every asphalt surface eventually reaches a point where patching or sealcoating just won’t cut it.
Knowing when to resurface vs. when to fully replace your commercial asphalt can save you thousands of dollars—and prevent safety and liability issues before they arise.
In this post, we’ll walk you through the clear signs your commercial asphalt is due for major attention and help you determine the best course of action.
Why This Matters
Letting damaged pavement linger isn’t just an aesthetic issue. It can lead to:
- Increased trip and fall risk
- More rapid structural deterioration
- Drainage issues and water pooling
- Higher long-term repair and liability costs
If you’re wondering whether it’s time to resurface or replace, look for these red flags.
1. Deep Cracking (Especially Alligator Cracking)
Alligator cracking—named for its scaly pattern—is a clear sign of structural failure in the sub-base. This type of damage cannot be fixed with sealcoating or surface patching. It typically means the base material beneath the asphalt has degraded due to age, water infiltration, or repeated heavy loads.
🔧 Recommended fix: Full-depth reclamation or complete replacement.
2. Extensive Surface Raveling
Raveling occurs when asphalt aggregate loosens from the binder, leaving a rough, gritty surface. If left untreated, it accelerates wear, compromises skid resistance, and opens the door for water intrusion.
🔧 Recommended fix: For early-stage raveling, resurfacing may work. For extensive raveling, replacement is often necessary.
3. Poor Drainage or Standing Water
Water is asphalt’s worst enemy. If your lot or roadway consistently pools water, it likely indicates either:
- Improper grading
- Foundation settlement
- Compacted base failure
Standing water leads to the formation of potholes, expansion of cracks, and freeze-thaw damage in colder climates.
🔧 Recommended fix: Replacement with corrected grading and drainage.
4. Numerous or Recurring Potholes
Potholes don’t just cause damage to vehicles—they reflect sub-surface deterioration. If you’re patching the same spots repeatedly or seeing widespread potholes form seasonally, it’s time to rethink your strategy.
🔧 Recommended fix: Resurfacing may help in isolated cases. For recurring or clustered potholes, full-depth replacement is often more cost-effective.
5. Age of Pavement (15–20+ Years)
If your commercial asphalt is 15–20 years old or more, you’re likely approaching end-of-life. Even if damage isn’t visibly extreme, the materials have undergone decades of freeze-thaw cycles, UV exposure, and wear from traffic loads.
🔧 Recommended fix: Schedule an inspection to determine if resurfacing can buy more time or if full replacement is the better investment.
See also: How to Extend the Life of Your Asphalt with Proper Maintenance
6. Faded Surface + Lost Flexibility
Fading is cosmetic at first, but a silver or gray surface also means oxidation has hardened the asphalt. That makes it more brittle and prone to cracking.
If your lot has lost flexibility, even normal vehicle traffic can accelerate surface failure.
🔧 Recommended fix: For minimal cracking, resurfacing may work. For stiffness + cracking, full replacement may be required.
Related: How Often Should You Sealcoat Your Commercial Asphalt?
Resurfacing vs. Replacement: Quick Comparison
| Factor | Resurfacing | Replacement |
|---|---|---|
| Use case | Surface-level damage | Structural/base failure |
| Lifespan added | 8–15 years | 20–30 years |
| Cost | Lower | Higher (but longer ROI) |
| Time | Faster | More labor-intensive |
Final Thoughts
Delaying major repairs often leads to bigger problems. If your commercial pavement shows signs of structural failure, investing in resurfacing or replacement now can save you from costly liabilities in the future.
Need help deciding what’s next? Contact The Pavement Group — we provide expert pavement evaluations, long-term planning, and tailored resurfacing or repaving solutions for commercial properties nationwide.
