10-Year Old Asphalt Overlay In New Jersey. It Resembles What A 20-Year Old Parking Lot Should Look Like
If you own or manage a commercial property in New Jersey, you know that maintaining a high-quality parking lot is essential for safety, curb appeal, and long-term cost savings. But when it’s time to repave or repair, the temptation to go with the cheapest bid can be strong.
Before you do, consider this: The lowest price often leads to the highest long-term costs—through premature failures, costly repairs, and complete repaving years ahead of schedule.
In my article below, I will discuss some hidden traps in the "low-bid" that most commercial property owners do not find out about until it's too late!
And just so you’re aware, FixAsphalt.com has been in commercial paving and parking lot maintenance since 2001. We quote asphalt, concrete, pavement repair and pavement asphalt seal coating projects daily, so all of this info is from real projects quoted in 2024-2025.
NOTE: This article has been read, edited, and approved for publishing by Steven Brahney, who has 30+ years of asphalt experience maintaining and reconstructing asphalt parking lots for commercial properties in every state on the East Coast.
Let’s get started!
Over a decade ago, I assessed a commercial parking lot in New Jersey that needed an asphalt overlay. After carefully evaluating the site, I recommended a 20-year paving solution, designed for long-term durability.
My scope included:
✅ Full-depth repairs where the existing asphalt showed subgrade failure
✅ Milling the old surface to ensure proper adhesion of the new asphalt
✅ A high-quality asphalt mix designed for heavy traffic loads
✅ Correct drainage planning to prevent water-related deterioration
Unfortunately, the property owner chose a lower-priced contractor—someone who promised the same results for less but didn’t follow proper paving procedures.
What happened?
❌ They paved over the existing surface without milling, leading to delamination and cracking
❌ They ignored subgrade repairs, allowing base failure to spread
❌ They never applied a PetroMat fabric so the cracks came back up through the asphalt overlay 2 years later
❌ They applied a thin 1" overlay (Not the 2" they told the property owner they would install), which was under-compacted and prone to rapid erosion
Fast forward 10 years: The entire lot has failed. The asphalt has disintegrated, the pavement has crumbled, and now the owner is paying double to fix it properly.
If one contractor’s price is significantly lower than others, ask yourself why. Many cut corners by:
🚩 Skipping milling and base repairs
🚩 Skipping on PetroMat if the existing asphalt has extensive cracking
🚩 Under-compacting the material with asphalt rollers that are too small or an unskilled crew leaving a parking lot with cold seams
🚩 Rushing the job with improper temperature controls
These cost-cutting measures guarantee premature failure—meaning you’ll be repaving years earlier than necessary.
A reputable New Jersey asphalt paving company will create a custom scope of work based on:
✔ Traffic load and weight-bearing needs
✔ Proper drainage planning
✔ Base and subgrade stability
✔ Expected lifespan goals (10, 15, or 20+ years)
✔ ADA Assessment to make sure you are compliant
✔ Inspecting catch basins before paving to prevent change orders from collapse after milling for unseen sinkholes below the asphalt
✔ Coming up with a plan to delay reflective cracking
When an experienced contractor lays out a strategic plan for your property, trust their expertise—even if their bid is higher.
Avoid contractors who offer vague estimates. A professional asphalt company should provide:
✅ A breakdown of work phases
✅ Specific material specifications
✅ An explanation of the parking lots current condition along with recommendations and cost options in an itemized menu format- not a "lump sum"
✅ Thickness measurements for asphalt layers
✅ A warranty that actually holds value
If a contractor can’t clearly outline what they’re doing, they’re likely cutting corners.
Before hiring an asphalt paving contractor in NJ, check for:
⭐ Google Search (Search their company and the owners name on Google)
📸 Past Project Photos (Ask for before-and-after case studies)
🛠️ Certifications & Associations (Are they members of asphalt industry organizations?)
📜 Warranty & Guarantees (Do they stand by their work?)
While the lowest price might seem appealing, a properly executed paving project will save you money over time by:
✔ Lasting 15-20 years instead of 5-10 years
✔ Reducing expensive repairs and premature resurfacing
✔ Maintaining a safe, smooth surface for customers, tenants, and employees
✔ Enhancing property value and curb appeal
At FixAsphalt.com, we don’t compete on price—we compete on quality, longevity, and results. Our goal is to provide commercial property owners with:
✅ Asphalt solutions tailored to their unique needs
✅ Transparent, detailed project scopes
✅ A commitment to long-term durability and ROI
If you’re considering asphalt paving or resurfacing in New Jersey, don’t let the lowest bid cost you thousands more in repairs and repaving.
📞 Call FixAsphalt.com today for a consultation 1-877-349-2774
📍 We serve commercial properties across Monmouth County, Ocean County, Middlesex County, Mercer, Union, Somerset, Hunterdon, Morris, Passaic, Essex and beyond.