💧 How to Fix Standing Water in Your Parking Lot (Without Tearing It Up)

Water pooling in your parking lot after every storm?

You’re not alone — commercial property owners and facility managers across New Jersey deal with standing water, flooding near entrances, and drainage problems that seem impossible to fix without repaving the entire lot.

The good news? You don’t have to rip up your pavement to solve it.

❓ Why Does Water Pool in Parking Lots?

Parking lots are designed to drain — but over time, several issues can cause water to collect where it shouldn’t:

• Improper slope or grade from poor design or resurfacing

• Settling of the base or sub-base material

• Blocked or poorly located catch basins

• Water running toward buildings or low areas with no exit path

• New overlays that trap water instead of allowing it to flow

In many cases, the issue isn’t the surface — it’s what’s underneath or around it.

🚫 Why Regrading Isn’t Always an Option

While regrading may seem like the obvious fix, it’s not always realistic — especially for:

• Newer asphalt overlays

• Tight access lots with limited pitch

• Areas adjacent to buildings, doors, or ADA walkways

• Businesses that can’t shut down for full demo & repaving

And unfortunately, throwing more asphalt at the problem without addressing drainage just makes things worse.

✅ Drainage Solutions That Work (Without Full Demo)

At FixAsphalt.com, we help commercial clients in Central and North Jersey solve complex drainage issues without major reconstruction.

Here are the 3 most effective solutions:

1. Trench Drain Installation

Trench drains (also known as channel or slot drains) are narrow linear drains that collect water across a wide surface and redirect it to the storm system.

We use these:

• In front of garage doors, loading docks, and entrances

• Where water is running toward a building

• When a catch basin can’t be installed or is too far away

Trench drains work even when your lot can’t be regraded — because they capture the water before it causes damage.

 

2. Rip Rap Swales with Buried Drain Pipe

For areas where water is running off the lot and into landscaped areas or grass, a rip rap swale combined with a 4” slotted drain pipe can collect and redirect flow underground.

This method preserves the surface while creating a natural-looking, low-maintenance drainage path to a nearby catch basin.

 

 

 

 

 

3. Catch Basin Integration

In some cases, we can tie into existing stormwater infrastructure by cutting in a shallow trench and adding a drain inlet, avoiding the need for large-scale excavation.

Our goal is always the same: minimal disturbance, maximum effectiveness.

📍 Real-World Drainage Fixes in NJ

Belleville, NJ – Self Storage Flooding Resolved

A newly purchased storage facility was dealing with water flooding into storage units due to a poor asphalt overlay by the previous owner. We installed a trench drain system and tied it into the roof drain line, avoiding the need to trench into the newer overlay. The system was finished with concrete around the drain for longevity and clean pitch.

✅ No more flooding
✅ Drainage protected for 20+ years
✅ No need to tear up the new pavement

To Learn More: Click Here

Neptune, NJ – Building Flooded from Runoff

In Neptune, a commercial building was experiencing stormwater runoff from the parking lot into the building. We installed a rip rap trench with a 4” slotted drain pipe, redirecting water to a catch basin — and completely eliminating the problem without touching the pavement.

✅ No standing water
✅ No interior flooding
✅ Blend-in design that looks natural

Learn More: Click Here

🛒  West Long Branch, NJ – Home Depot Drainage Over Landfill Settlement

A Home Depot in West Long Branch was experiencing recurring flooding near the cart corral and garden center. The property, built in the 1990s over the former Marpal Landfill, had developed deep depressions in the asphalt over time due to underground settlement from decomposing landfill materials.

We installed a relief catch basin at the low point where water pooled and tied it into the existing stormwater system. The surrounding area was restored with hot mix asphalt, and the drain continues to perform perfectly nearly a decade later.

✅ No more puddles near the cart return
✅ Seamless integration with existing drainage system
✅ Long-term solution despite unstable subgrade

To Learn More: Click Here

💬 Common Questions About Parking Lot Drainage

❓ Why does water pool in my parking lot?

Water pools in parking lots due to poor drainage design, improper slope, clogged or missing catch basins, or subgrade settlement. Over time, asphalt surfaces can sink, especially if the base underneath wasn’t properly compacted or has shifted due to freeze-thaw cycles or decomposition (as seen in redeveloped landfill sites). Even new overlays can trap water if they’re installed without correcting the pitch.

❓ How do I fix water running toward my building from the lot?

If water is running toward your building, you’ll need to intercept and redirect it before it reaches the structure. The most effective fix is often a trench drain or slot drain installed along the building face or garage entrance. These systems collect surface runoff and route it to the storm drain system, preventing interior flooding or water damage to the foundation.

❓ Can I fix parking lot drainage without repaving?

Yes — most parking lot drainage issues can be resolved without full repaving. We often install relief catch basins, trench drains, or rip rap swales with buried drain pipe to redirect water away from problem areas. These targeted solutions save time, cost, and disruption while extending the life of your pavement.

❓ What is a trench drain and how does it work?

A trench drain is a long, narrow channel with a grate on top that collects water across a wide area and directs it into the stormwater system. It’s typically installed at low points like entrances, loading docks, or cart returns. Trench drains are ideal when the slope of the lot can't be changed, and they help eliminate standing water in areas where regrading isn't possible.

❓ Is a slot drain better than regrading?

Slot drains and regrading serve different purposes. Slot drains are more cost-effective when you need to solve a drainage issue in a localized area, especially near entrances or walkways. Regrading an entire lot is expensive and disruptive — and often not possible on developed sites. In most commercial applications, a slot or trench drain provides a faster, more targeted solution with less downtime.

❓ How much does parking lot drainage repair cost in NJ?

Costs vary based on the size of the drainage system, location, and complexity of the tie-in. Most commercial drainage fixes in New Jersey range from $5,000 to $20,000. This is significantly more affordable than full repaving and solves the actual root cause — not just the surface symptoms.

❓ What’s the best drainage solution for commercial properties in New Jersey?

The best drainage solution depends on your property’s layout, elevation, and problem areas. In general:

• Use trench drains near entrances or loading docks

• Use relief catch basins for deep-settled puddles

• Use rip rap and buried pipe for grassy or landscaped runoff areas

• Tie everything into the existing stormwater system where possible

At FixAsphalt.com, we assess each property and design a solution tailored to your needs, not just a one-size-fits-all fix.

❓ What areas of NJ do you serve?

We provide commercial drainage solutions throughout Central and North Jersey, including Bergen, Union, Middlesex, Monmouth, Morris, Somerset, and surrounding counties.