Three Options, One Decision
When your parking lot is showing its age, you have three basic options: mill and overlay, simple overlay, or full replacement.
Option 1: Simple Overlay ($1.50-$3.00/sq ft)
A new 1.5-2 inch layer of asphalt placed on top of the existing surface. Works when the base is sound, cracking is minimal, and existing grades can handle the added height. Extends life 10-15 years.
Option 2: Mill and Overlay ($2.50-$4.50/sq ft)
The top 1-2 inches gets milled off first, then replaced with new asphalt. Maintains existing curb heights and drain positions. Best option when you need to fix minor grade issues while keeping everything at the same height.
Option 3: Full Replacement ($4.00-$8.00/sq ft)
Remove everything, repair or replace the base, pave new. Necessary when you have widespread alligator cracking, multiple areas of base failure, major drainage problems, or the lot is 25+ years old with no maintenance history.
How to Diagnose Your Lot
Walk the lot and count alligator cracking. More than 25-30% of the surface? Full replacement. Isolated spots? Localized base repair plus overlay.
Check for standing water after rain. Minor low spots can be fixed during overlay. Major grade issues need mill-and-overlay or full replacement.
Push a screwdriver into cracked areas. If it sinks into soft, wet base material, that area has base failure. A few spots can be patched before overlaying. Widespread base failure means replacement.
The worst outcome is paying for an overlay over failed base. It looks great for six months, then the cracks come right back.
Not sure what your lot needs? [Schedule a free inspection](/services/property-inspections) or call (801) 406-3543.