5 Signs Your Parking Lot Needs Repairs (Before You Get a Lawsuit)

As a property manager or business owner in Southeast Ohio, your parking lot is a functional asset and a significant liability. A neglected lot doesn’t just look bad, it can become a legal and financial nightmare. Trip and fall lawsuits, vehicle damage claims, and costly emergency repairs can devastate your budget.

The key is proactive observation. Catching these warning signs early transforms a major capital expense into a manageable maintenance item. Here are the 5 most critical signs your parking lot needs attention, and what to do about them.

1. The Trip Hazard: Uneven Pavement & Cracking

This is your biggest liability. Pavement doesn’t fail evenly. Settling base material, water erosion, and tree roots can cause sections of asphalt to sink or heave, creating dangerous uneven surfaces.

What to Look For:
- Sunken asphalt around manhole covers or drainages.
- Heaved seams where two asphalt sections meet.
- Alligator cracking that has begun to create a rough, uneven texture.
The Risk: A single misstep can lead to a serious injury and a devastating lawsuit. Courts often rule that property owners should have been aware of the hazard.
The Fix: Infrared asphalt repair can often seamlessly level sunken areas. For larger areas, removal and replacement may be necessary.

2. The Slippery Slope: Faded Striping & Missing Markings

Your parking lot’s paint is its communication system. When it fades, you lose control of traffic flow and pedestrian safety.

What to Look For:
- Faded or non-existent lane lines and parking stall markers.
- Worn-out handicap symbols and blue access aisles.
- Missing directional arrows or stop markings.
The Risk: Poorly marked lots lead to chaotic parking, congested traffic flow, and accidents. Non-compliance with ADA regulations for handicap spaces can result in massive federal fines and lawsuits, regardless of whether an injury occurs.
The Fix: Schedule professional line striping. A crisp, freshly painted lot is one of the most cost-effective ways to reduce liability and enhance curb appeal.

3. The Foundation Failure: Alligator Cracking

Named for its resemblance to alligator skin, this web-like pattern of interconnected cracks is a major red flag.

What to Look For: A series of small, interconnected cracks forming a large, distressed area.
The Risk: This isn’t a surface issue. Alligator cracking signals a failed base. Water has penetrated and washed out the foundation beneath the asphalt, which can no longer support weight. This area will quickly turn into a massive pothole or complete collapse.
The Fix: Surface-level sealcoating is useless here. The damaged section must be removed and replaced or repaired using infrared technology to stabilize the base.

4. The Money Pit: Growing Potholes

A pothole is more than an eyesore; it’s a symptom of advanced failure and a hazard to both cars and people.

What to Look For:
- Small divots or patches of missing pavement.
- Areas where the aggregate (gravel) is visible and loose.
The Risk: Potholes can cause costly damage to vehicles (leading to claims against your property) and are a severe trip hazard. They also allow water to directly erode the subbase, accelerating the deterioration of the entire surrounding area.
The Fix: Small potholes can be permanently repaired with infrared asphalt restoration. Larger areas may require traditional removal and patching.

5. The Silent Killer: Poor Drainage & Water Pooling

Water is the ultimate enemy of asphalt. If your lot doesn’t drain properly, you’re on a fast track to every other problem on this list.

What to Look For:
- Standing water 24-48 hours after a rain shower.
- Water stains or erosion patterns leading toward your building’s foundation.
The Risk: Pooling water constantly seeps into cracks, freezing and expanding in winter, which rapidly accelerates pavement breakdown. It also creates a slipping hazard and can lead to foundation issues for adjacent buildings.
The Fix: This may require regrading the lot, adding trench drains, or cleaning and repairing existing drainage systems to ensure water is effectively channeled away.

Be Proactive, Not Reactive: Your Next Steps

Ignoring these signs won’t make them go away. It will only make the eventual repair more expensive and the liability more severe.

Walk Your Property Quarterly: Schedule a time to actively inspect your pavement for these warning signs. Take photos to document your proactive management.
Prioritize Repairs: Address trip hazards and drainage issues immediately. Schedule striping and sealcoating as preventative maintenance.
Partner with a Professional: Work with a pavement preservation company that offers honest assessments and long-term solutions, not just quick fixes.

Don't wait for an accident to happen.

A proactive repair is always cheaper than a reactive lawsuit and emergency reconstruction.