Asphalt parking lots require a great deal of routine maintenance in order to prolong their lifespan and save you a lot of money in the long run. The longer you leave your asphalt parking lot in disrepair, the harder and more labour-intensive and cost-prohibitive it is to maintain. Eventually, you may even have to replace and remove parts of it, which further drives up the cost. While you can certainly perform a few minor asphalt pavement repairs yourself, it’s a better idea to leave the bigger jobs to the experts.

Here are a few signs that your asphalt parking lot needs repairs:

Emergence of Alligator Cracks

Alligator cracks are surface cracks that resemble the dry and fractured skin of an alligator—hence, the name. These cracks are shallow and easy to repair, but if left unattended, they can easily spread all over your asphalt parking lot and even deepen over time. Depending on the severity of the cracks, alligator cracks can typically be repaired with full depth patching, unless they’re caused by internal structural damages, which could also be the case. Sometimes alligator cracks aren’t just minor surface fractures, but symptoms of a much deeper problem. If the damages begin beneath the surface of the asphalt pavement, then a complete overlay may be necessary in which case, you should hire local asphalt contractors to do the repair.

Crumbling Edges

When the edges of your asphalt parking lot begin to crumble and break apart in large chunks, it’s time to call in local professional asphalt contractors to fix them. Crumbling edges aren’t just unattractive; they can also leave behind a lot of potentially hazardous debris like large chunks of asphalt that can injure pedestrians and damage vehicles, leaving you at risk of a lawsuit from anyone who uses your parking lot.

Typically, this can be prevented by installing concrete gutters or curbs, but not every parking lot is adequately equipped. Asphalt contractors in your area can repair these damages and install the appropriate protective features for you.

Buckling and Warping

Does your asphalt look a little uneven in certain areas more than others? Are there small or large depressions throughout your parking lot? Those are signs of buckling and warping, which is very common in parking lots that are frequently used by large vehicles such as pickup trucks, delivery vans, and delivery trucks. Over time, the immense weight of these vehicles constantly driving and parking on your asphalt pavement can cause these depressions. These are signs of compromised and weakened internal structural integrity beneath the surface of your asphalt parking lot and you should take it very seriously before the problem gets worse.

Eventually, the pavement will begin to crumble and fall apart in certain areas, which can be dangerous for anyone who uses your parking lot. Since you’re responsible for the safety of everyone who uses your parking lot, you’re liable to fix these issues.


Undermining is indicative of a very serious problem beneath the asphalt parking lot surface. It usually means that one of your underground pipes has cracked, slipped out of its joint, or become loose from the main drainage structure. This is a major problem because the damaged cracks will eventually fill up with soil and debris and overflow with organic matter until they hit against the asphalt ceiling and weaken the structure.

If caught early, this problem is fairly easy to repair, but the longer the pipes are neglected the harder and more expensive it is to repair. In some cases, the pipe might even need to be replaced entirely.

Drainage Issues

Do you notice a lot of puddles and standing water throughout your parking lot? Some people might write this off as perfectly normal, especially after a rain or snowfall, but the reality is that standing or pooling water is an indicator that there may be something wrong with your water drainage system. Standing water isn’t as harmless as it seems. In fact, if left on your asphalt pavement for too long, water can actually erode the surface of the asphalt and cause serious damages like cracks and potholes.

Eventually, water and debris will continuously seep through the cracks causing them to widen and spread throughout your parking lot while also causing internal erosion and damages. If you see standing water on your parking lot, then you need to check to see if your catch basin is clogged or damaged because that could prevent water runoff from draining properly.


Oil and chemical stains are inevitable for busy asphalt parking lots. Vehicles have a tendency to drip all kinds of fluids and unfortunately for property owners, this is unavoidable. However, if you do notice oil or chemical stains on your asphalt, you should do your best to clean them up right away.

Automotive fluids and strong chemicals have the ability to erode the surface of your asphalt parking lot and dissolve the binding agents that hold it together. Stains of this nature will continue to penetrate the surface of your asphalt parking lot and spread throughout your property.

Faded Blacktop

Constant exposure to the elements like rain, snow, sleet, debris, and the harsh UV rays from the sun can cause your asphalt pavement to fade. Not only is this a sign of its age, but it also indicates a lack of proper asphalt maintenance. Older asphalt is more susceptible to cracking because it becomes dry and brittle over time.

If you notice your asphalt pavement is faded, then you should hire a professional local contractor to take a look at it.

Sure-Seal Pavement Maintenance Inc. is one of the most trusted and renowned asphalt pavement maintenance, installation, and repair companies in Toronto and the GTA. We specialize in installing, maintaining, and repairing commercial parking lots for our loyal customers. Our services are backed up by our extensive seven-year warranty, so you have peace of mind in knowing that we do great work. Contact us today to book a consultation for your property.