Maintaining a parking lot may seem like a mundane chore. That said, it can save your business time and money in the long run. 

Don’t worry, though – you don’t have to navigate the process on your own.

At Betz Works, we’ve been providing asphalt paving services since 1958. 

In this blog, we’re sharing our comprehensive knowledge to help you learn how to maintain your asphalt parking lot.

Key Takeaways

  • To maintain your parking lot, sweep and clean it regularly, remove standing water, remove oil and gas stains, seal the asphalt, fill all cracks, fix crumbling asphalt, stripe the surface regularly, invest in an asphalt overlay, repave the surface as needed, conduct seasonal maintenance, inspect the lighting, security cameras, and other features, and make sure the water drainage is sufficient.
  • For best results, hire an asphalt paving contractor with relevant training and certifications and ample experience in projects like yours. 
  • If you need to have your parking lot repaved or resurfaced, consider contacting a professional like Betz Works for asphalt maintenance services.

12 Essential Steps for Parking Lot Maintenance

how to maintain a parking lot

1. Regular Sweeping and Cleaning

A clean parking lot looks more inviting and prevents trash and debris from causing damage over time. 

Regular cleaning also prevents pollutants like oil and dirt from damaging the asphalt and the environment, maintains good traction for vehicles, and reduces the risk of accidents.

How to do it

  • Schedule a bi-weekly or monthly sweep
  • Use a high-pressure hose to remove stubborn dirt
  • In dry areas, consider using a street sweeper to conserve water and minimize dust pollution


Monthly in low-traffic areas, or more often in high-traffic areas or during leaf-fall seasons.

2. Removing Standing Water

Puddles in your parking lot indicate a potential drainage problem that, if left unaddressed, can cause severe damage to the underlying structure of the pavement.

Standing water can also erode the pavement’s base, causing it to crack and crumble. 

Finally, puddles of water can also attract pests like mosquitoes, which can be a nuisance and a health hazard.

How to do it

  • Identify low spots in your lot where water accumulates 
  • Fill all low spots with a patching compound
  • Adjust the grading or install drains as necessary


As needed after significant rain or during seasonal checks.

3. Removing Oil and Gas Stains

Oil and gas stains affect the look of your parking lot but also can soften the asphalt, leading to more deterioration over time. 

How to do it

  • Use a commercial degreaser and a stiff brush to scrub the stains, then rinse thoroughly
  • For larger or older stains, consider applying absorbent materials like sawdust or cat litter to soak up the oils first

Frequency: As soon as you notice a new stain and as part of the regular cleaning process.

4. Asphalt Sealing

Sealing your asphalt creates a protective barrier that minimizes water damage as well as damage from UV rays and vehicle fluids. 

It’s a preventative measure that significantly extends the life of your parking lot. It also maintains the flexibility of the asphalt, which is crucial to improve its ability to withstand the constant pressure from cars.

How to do it

  • Use a non-abrasive detergent and warm water to clean the parking lot thoroughly
  • Allow it to dry, and then apply a coat of high-quality sealant with a squeegee or sprayer

Frequency: Every 2-3 years, depending on use and climate.

5. Crack Filling

Cracks in your parking lot are not just a hazard; they are also entry points for water and debris, which can lead to more significant damage. 

Filling cracks prevents water from seeping into the base of the pavement, which can lead to sinkholes and compromise the strength of the lot.

How to do it

  • Clean the cracks
  • Remove any vegetation or loose material
  • Fill the crack with an asphalt repair compound

Frequency: Fill cracks as soon as they appear or as part of a yearly maintenance routine.

6. Fixing Crumbling Asphalt

Cracks lead to crumbling areas in your parking lot that must be repaired. This stage of maintenance focuses on restoring the structural integrity of your parking lot.

Crumbling asphalt can also be a tripping hazard and is a sign of advanced pavement breakdown.

How to do it

  • If needed, cut and remove the damaged asphalt section before repaving
  • Use a hot mix or cold mix asphalt to fill the space

Frequency: As soon as identified during routine checks.

7. Striping

Why it’s important: Parking lot striping is not just a formality; it’s a crucial way to maximize the use of your space and ensure safety since well-marked parking spaces and directional lanes help guide traffic efficiently and reduce the risk of accidents.

How to do it

  • Ensure the surface is clean and dry – remove any debris and fix cracks or holes before beginning the striping process
  • Use chalk or a specialized layout machine to mark straight lines for parking spots, ensuring they are compliant with local regulations for width and length.
  • Select high-quality traffic paint that is durable and visible and apply it with a striping machine for uniformity and precision
  • Allow sufficient drying time before opening the lot to vehicles to prevent smearing and ensure clear lines

Frequency: Every 1-2 years to keep up with fading and wear.

8. Asphalt Overlay

An overlay involves placing a new layer of asphalt over the existing surface. It is a cost-effective solution for extending the life of your parking lot when the underlying structure is still in good condition. 

How to do it

  • Clean the existing surface
  • Apply a tack coat
  • Lay the new asphalt layer to the desired thickness.

Frequency: Every 10-15 years or as recommended by a professional.

9. Repaving

Sometimes, maintenance isn’t enough, and a parking lot requires a complete overhaul. 

While more invasive and costly, repaving is often the most viable long-term solution for heavily used lots with extensive damage. 

Repaving provides a fresh, uniform surface that is crucial for safety and aesthetic reasons.

How to do it

  • Remove the old pavement
  • Address any underlying drainage or structural issues
  • Apply new asphalt

Frequency: Every 20-30 years or as recommended by a professional assessment.

10. Seasonal Maintenance

Your parking lot’s needs will vary by season. Winter, with its freezing conditions, and summer, with its intense sun and heat, present specific challenges that require adaptation in your maintenance routine. 

How to do it:

  • In the winter, consider using de-icing products to prevent ice formation and protect against freeze-thaw cycles that can cause the pavement to heave and crack
  • In the summer, apply a reflective coating to the surface to minimize the effects of UV rays and reduce the ambient temperature of the lot

Frequency: Before each season and as needed during extreme weather events.

11. Inspecting the Lighting, Security Cameras, etc.

A well-lit and monitored parking lot is a safer one. Ensuring that all your security and safety measures are in good working order is just as important as the physical condition of the lot itself. 

How to do it

  • Inspect and repair bulbs regularly
  • Check all cameras
  • Maintain all security and lighting systems

Frequency: Monthly checks and more in-depth bi-annual inspections.

12. Ensuring Water Drainage

Proper drainage is essential to preventing water accumulation, preserving the integrity of the asphalt, and maintaining the aesthetic appeal of your parking lot. 

Effective drainage protects against erosion, potholes, ice patches, and damage to the underlying base, among other things.

How to do it:

  • Regularly inspect drains, gutters, and surface grading
  • Clear debris and make adjustments as necessary

Frequency: Part of your seasonal maintenance checks and after heavy storms.

How Professionals Maintain Parking Lots

professional parking lot maintenance

Most professional maintenance services like the ones we offer here at Betz Works include routine cleaning and striping to more advanced procedures like sealing, crack repair, and even repaving. 

Many companies also offer comprehensive packages that ensure no part of your parking lot’s well-being is overlooked.

Types of Parking Lot Maintenance Workers

  • Paving Crews: These are the professionals who lay down the asphalt when repaving or overlaying.
  • Sealing Crews: Experts in applying the protective sealants that keep asphalt in good condition.
  • Maintenance Technicians: Versatile workers who handle the day-to-day tasks such as cleaning and minor repairs.
  • Surveyors and Engineers: They assess the lot’s condition and plan long-term maintenance strategies.

What to Look for in a Parking Lot Maintenance Contractor

If you’re considering hiring professional assistance, it’s important to look for certifications that demonstrate a company’s expertise and commitment to quality. 

To ensure safety, compliance, and the highest quality of work, look for a contractor that meets the following criteria:

  • They should be familiar with the Americans with Disabilities Act (ADA) guidelines for parking lots, ensuring spaces are accessible to all individuals. 
  • They should have a certification from the National Asphalt Pavement Association, which is a sign of professionalism and expertise in the latest industry standards. 
  • They should be trained in the proper handling and disposal of hazardous materials. It’s a bonus if the contractor possesses Occupational Safety and Health Administration (OSHA) safety certifications, which are essential to maintaining a workplace that prioritizes employee and public safety.

Betz Works Will Help You Maintain Your Parking Lot

Maintaining a parking lot is no small feat. Fortunately, you don’t have to do it alone.

Here at Betz Works, we specialize in helping people build, care for, and repair parking lots and other asphalt surfaces in Santa Cruz, Santa Clara, and Monterey Counties. 

Ready to learn more about our services or how we can help you? Contact us to request an estimate today. 


1. Why is parking lot maintenance necessary?

Regular maintenance of your parking lot is necessary to protect the underlying structure, ensure safety, and provide a clean and orderly space for vehicles. Neglecting maintenance can lead to costly repairs and a diminished property value.

2. How long do asphalt parking lots last?

The lifespan of an asphalt parking lot can vary widely depending on usage, climate, and maintenance. Properly maintained lots can last 20-30 years, while those without consistent upkeep may need repaving within 10-15 years.

3. What is the best surface for a parking lot?

Asphalt is the most common surface for parking lots due to its durability and ability to handle heavy loads. However, concrete is also a popular choice known for its longevity and lower maintenance requirements. The best surface for your lot will depend on your specific needs and budget.