A parking lot is one of the first places in your commercial building where business partners and customers enter, leaving a lasting impression on them. The United States has about 2 billion parking spots, or put another way, nearly 7 spots for every car.
When constructing or replacing a commercial parking lot, owners and property managers often grapple with the question of whether to choose an asphalt parking lot or a concrete parking lot. The fact is, each paving material has its advantages and disadvantages, and thoroughly weighing them will only tell you which is the better option.
In this blog, we examine the pros and cons of both asphalt and concrete in terms of durability, longevity, costs, appearance, environmental impact, and other vital factors.
Understanding Concrete Parking Lot
Concrete is a construction material made from Portland cement and aggregate (sand and gravel). Water is blended with concrete to form a thick liquid known as concrete mix, which is used for constructing driveways, commercial parking lots, garages, and roads.
A concrete parking lot is an exterior slab on the ground (or slab on grade). Despite being only 8% of the country’s parking lot surfaces, states like Iowa, Nebraska, and Texas are increasingly preferring concrete for new parking lot construction.
Pros of Concrete Parking Lot
Highly Durable – Concrete parking lot can last 40 years or even more. In comparison to its asphalt counterpart, concrete has the ability to accommodate heavy vehicles, large trucks, RVs, and dense traffic.
Ideal for Warm Climate – As concrete possesses high albedo, it reflects greater amounts of sunlight, lowering the urban heat island effect. Building a concrete parking lot is beneficial for areas in the Southern and Western US where temperatures can exceed 100 degrees. It can reduce the commercial building’s energy costs by 30%.
Lower Maintenance Costs – Concrete parking lots have minimal maintenance needs, like joint sealing and annual cleaning. Though concrete driveways have higher upfront costs than asphalt parking lot, their durability reduces the need for future repairs, saving maintenance costs.
Design Flexibility – Concrete parking lot can be customized in a variety of colors, textures, and designs. Whether the business owner wants to stain, stamp, engrave, or tint the concrete paving, the material offers high design flexibility to enhance brand’s identity.
Energy Efficient – The ability of a concrete parking lot to reflect light translates to high energy savings. Multiple research studies have demonstrated that concrete parking requires less exterior lighting and other energy elements, yielding energy savings of up to 30%. Additionally, concrete can provide 74 LEED Certification points for parking lots and up to 110 points for other structural categories.
Improved Lighting – The light color of the concrete reflects off the street lamps, sunlight, and parking lot LED lighting. A concrete pavement needs 30% less lighting than an asphalt version and thus, reduces cost of lighting installation. Business owners at restaurants, convenience stores, and shopping malls are building concrete parking for improved safety and marketing efforts.
Higher Resale Value – Having concrete pavement instead of asphalt parking lot will give a high resale price when selling your commercial building.
Wayne Moening, Northeast/Northwest Promotion Director for the Ohio Concrete Association, notes that “If a bid for a concrete parking lot comes in 10 percent or lower above asphalt, nine out of 10 times, concrete will win out”.
Cons of Concrete Parking Lot
Longer and Costlier Installation – Installing and curing a commercial concrete parking lot can take up to 7 days, causing delays in business operations. Not just that, a concrete parking lot has higher upfront costs including prices for materials, installation, and labor.
Water Damage – Concrete is less porous than asphalt, which means a water runoff system is necessary for proper drainage. Excessive water exposure can weaken the concrete pavement if you operate in a heavy rainfall area.
Sensitive to Frost Heaves – Freezing temperatures can develop fractures and cracks in the concrete parking lot. When filled with water frozen overnight, these cracks lead to frost heaves and an uneven surface. Removing frost heaves needs additional patching and maintenance.
Salt Damage – Constant exposure to rock salt to defrost the concrete parking lot can weaken the surface, and need expensive repairs.
Difficult to Repair – Though a concrete parking lot lasts a long time, repairing it can be difficult. You cannot simply patch holes or cracks, instead, you need to replace the concrete slab entirely. Also, matching the colour and texture of the concrete can be tricky, which can create noticeable patchwork.
Lacks Flexibility – Concrete is a less flexible material than asphalt, so it can crack under extreme pressure, extreme temperature, or surface movement.
Exploring Asphalt Parking Lot
Asphalt is a black or dark-colored substance made up of nearly 95% aggregate of sand, crushed rocks, and gravel bound with 5% petroleum-based distillation called bitumen.
According to the National Asphalt Pavement Association, asphalt is the material of choice for 94% of parking lots in the United States.
Paving contractors use specialized machinery to add new asphalt layers without changing the elevation.
Pros of Constructing Asphalt Parking Lot
Versatile – Besides parking lot pavement, asphalt is ideal for constructing driveways, railway beds, airport runways, bridge decks, roads, highways, and landfill bases. Asphalt parking lot can also be a solution for commercial roofing, flooring, and water storage.
Faster and Less Expensive Installation – Asphalt parking lot or driveway takes only a few days to install and repair. While resurfaced asphalt sets within hours, asphalt, in general, sets and cures in just 2-3 days, so your parking lot is ready to open for business. Thus, a quicker commercial parking installation saves you money.
Easier to Repair – When a portion of asphalt paving is damaged, usually the top layer is replaced as the middle and base layer are permanent. For example, applying a crack sealant or steamrolling fresh asphalt over the old layer are quick DIY repair solutions.
Ensures Improved Safety – Asphalt driveways provide your commercial visitors better protection against skid and snow. Open-graded asphalt allows surface water to drain away, increasing driver safety. Yellow or white parking lines and symbols are visible on the dark asphalt pavement compared to the muted concrete tone, which minimizes accident risks.
Longer Lifespan – A properly installed asphalt parking lot can last up to 20 or 35 years if supported with preventive maintenance like seal coating, crack filling, and pothole patching.
Resistant to Cold Weather – Asphalt is a flexible material resistant to damage from temperature changes. The bitumen has an elastic quality, which makes asphalt resistant to constant freezing and thawing, especially in colder regions. Since asphalt absorbs more heat from the sun, snow melts faster and doesn’t leave salt on the surface.
Reduces Traffic Noise – When you pave your commercial parking lot with asphalt material, it reduces the traffic noise by 50% or three decibels.
Aesthetically Customizable – Asphalt’s bold black color enables businesses to dye the asphalt paving with any color, cover the surface with decorative gravel, or engrave modern company designs, increasing the visual appeal of the parking lot.
Cons of Constructing Asphalt Parking Lot
Frequent Repairs and Preventive Maintenance – Asphalt parking lot needs resealing every 3 to 5 years to prevent cracks or depressions. With age, asphalt pavements become vulnerable to cracks, potholes, and rutting which demands periodic repair. Such frequent care results in high repair and maintenance costs.
Heat Island Effect – Albedo refers to the amount of solar energy a surface reflects. Low-albedo surfaces like asphalt absorb more solar energy than high-albedo surfaces like concrete, increasing the heat island effect. Hence, asphalt’s dark color makes it less reflective and 10 degrees hotter than concrete. Extreme heat can cause the asphalt parking lot to soften and become oily.
Less Durable – Asphalt is a softer material than concrete, which lessens its durability against high amounts of prolonged traffic. Constant wear and tear, cracks and potholes may shorten the lifespan of your asphalt parking lot if not repaired.
Gasoline Damage – Gasoline leaks and stains can damage the asphalt parking surface of your commercial building.
Permeable Surface – Installing porous or permeable asphalt in your parking lot can increase risk of the surface getting damaged by snow plows in winter.
Use of Heavy Equipment – When paving an asphalt parking lot, contractors use heavy tools and machinery like graders, dump trucks, asphalt pavers, and rollers which can be expensive.
Requires Trained Installers – Traditional asphalt is first heated to 250 to 350 degrees Fahrenheit and poured over the surface for immediate bonding. Then, it is covered with aggregate and compacted with rollers. Hence, the process of asphalt paving requires the hiring of trained installers.
Concrete vs. Asphalt: Cost Comparison
You may expect to pay around $3 to $7 per square foot for an asphalt parking lot and $4 to $8 per square foot for a concrete parking lot.
The cost breakdown of an asphalt parking lot includes site preparation, base installation, asphalt material, and paving services. The project cost may also depend on finishing drainage systems, striping and marking, curbing, and sidewalks. The price for installing a concrete parking lot essentially involves cost of materials and labor.
Besides, scope of work, thickness of the paving material, ADA requirements, and customized design plans can increase the total cost of paving a driveway.
Here is the cost comparison between concrete and asphalt parking lot. (Source – Home Guide)
| Asphalt (Avg. Costs) | Concrete (Avg. Costs) | |
|---|---|---|
| Installation (Cost Per Square Foot) | $3 – $7 | $4 – $8 |
| Repair Cost | $250 – $800 | $300 – $3,000 |
| Resurfacing Cost | $200 – $2,200 | $850 – $2,900 |
| Driveway Removal Cost | $1,000 – $3,000 | $500 – $2,500 |
| Design Customization (Cost Per Square Foot) | $5 – $15 (staining or coloring) | $12 – $18 (stamping) |
For example, installing a 10-car parking lot spanning 4,000 square feet will cost between $12,000 and $28,000 if you choose asphalt and $16,000 – $32,000 if you choose concrete pavement.
Similarly, expect to pay between $60,000 and $140,000 for a 50-car parking lot measuring 20,000 square feet made from asphalt. For a concrete parking lot, the prices will range from $80,000 to $160,000.
Asphalt or Concrete: 8 Factors to Consider When Deciding Your Pavement Material
Before choosing the right material to pave your parking lot, it’s necessary to evaluate key factors like durability, maintenance and repair, cost, aesthetics, climate, and environmental impact. This will help you make an informed decision that meets your business’s specific needs and priorities.
Factor 1 – Durability and Maintenance
Concrete can distribute the load over a large area, making it durable and lasting for several decades. Though concrete parking lot repair and maintenance is difficult and expensive, reduced need for upkeep can bring long-term cost savings.
On the other hand, asphalt parking lot cannot withstand heavy loads, and have a shorter lifespan, requiring seal coating every 2-3 years. Hence, when considering durability and maintenance as a top factor, choose a concrete parking lot over asphalt.
Factor 2 – Intended Use
If your commercial facility is expecting heavy vehicle traffic or industrial-grade trucks, a concrete parking lot is a more suitable pick because of its rigidity and strength. Asphalt parking lot’s flexibility and lower initial costs will be beneficial for facilities supporting light commercial vehicles.
Asphalt parking lots are commonly used for shopping malls, grocery stores, restaurants, and office buildings. Concrete parking lots are preferred for high-traffic commercial properties such as hospitals, airports, large retail outlets, and industrial facilities.
Factor 4 – Project Costs
The national average cost for paving an asphalt parking lot ranges between $3 to $7 and $4 to $8 for concrete pavement.
While the upfront costs of concrete paging may be higher than asphalt due to the expense of materials and labor, its durability reduces the need for frequent repairs. This greatly saves your long-term maintenance costs. Asphalt is a more sensible option for business owners with restricted budgets, however, it serves as a short-term fix.
Factor 5 – Business Launch Time
Asphalt paving involves rolling a liquid asphalt mixture to create a smooth surface which solidifies in just 24 to 72 hours. While the drying of a concrete parking lot takes up to a week before you let vehicles drive on it.
If your business is facing tight deadlines or seeks to minimize downtime, the quicker installation process of an asphalt parking lot would be helpful.
Factor 6 – Weather Conditions
When deciding between concrete and asphalt for your commercial parking, it’s important to take into account your climatic conditions.
If you live in moderate or cold regions like California, Massachusetts, New Jersey, and Wyoming, installing asphalt pavement would be wiser as it retains more heat and doesn’t crack like concrete due to constant freezing and thawing.
Property owners operating their businesses in regions like Florida, Louisiana, and Texas should opt for concrete parking lots as the material, unlike asphalt, doesn’t expand, contract, or become oily in hotter temperatures.
Factor 7 – Aesthetic Preferences
If your company is planning a design makeover, then considering the aesthetic appeal of both concrete and asphalt paving is essential. Concrete is light gray and textured, while asphalt is dark-colored with a smooth finish, giving them unique appearances.
When business owners choose to install a concrete parking lot, they enjoy the freedom to personalize the material by staining, stamping, engraving, or coloring with various hues. However, oil stains are much more evident on concrete than asphalt.
Asphalt parking lots have limited color options being yellow or white. Since they are flexible, custom designs tend to degrade faster on this paving material. Overall, concrete parking lots are more aesthetically customizable than asphalt parking lots.
Factor 8 – Environmental Impact
Asphalt is a petroleum crude oil-based product that releases hydrocarbons responsible for pollution. Coal tar and cutback asphalts often used for roadways and parking lots, emit a high amount of carbon emissions. However, asphalt is recyclable and its production consumes 20% less energy than other pavement materials.
Concrete is 100% recyclable. The material is produced from natural resources, reduces toxic run-off, and needs low maintenance, reducing equipment/energy usage. It also minimizes the “heat island” effect by reflecting heat in the summer and lowering outdoor temperature.
Hence, business companies wanting to take an environmentally friendly approach with their parking lot construction should go ahead with concrete.
Case Studies on Parking Lot Pavement
Case 1 – Removal and Installation of an Asphalt Parking Lot
Skyline Real Estate hired a local parking lot contractor for the removal and installation of their commercial building’s parking lots in Dallas, Texas. The owners requested the contractor to work within their budget and that the business tenants could use the property without interruption during the construction.
- First, the paving team removed the existing surface and recycled the materials used completely.
- Then, they prepared a sub-base from stone and aggregate to give a strong foundation for the surface asphalt.
- A new technique “plowing” was used to strengthen weak areas by mixing soft clay with aggregate.
- The paving contractor’s team used 1.7 inches of binder in low-traffic areas and 2.5 inches of binder in high-traffic areas.
- Lastly, 1.5 inches of surface asphalt consisting of small aggregate, more sand, and oil was layered for a glossy, smooth finish.
The client was impressed with the result, how the paving contractor followed their plan and managed sudden undercutting requirements. The drainage of the asphalt parking lot turned out flawless.
Case 2 – Concrete Pavement Refurbishment
Sunrise Health engaged Apex Solutions for extensive parking lot refurbishment across two Los Angeles, California, branches. Phase 1 focused on two pavement structures with a tight 60-day turnaround to minimize disruption to hospital operations.
Apex Solutions, the parking lot contractor implemented the following solutions:
- The paving contractor adopted a full-garage shutdown strategy, providing surface parking and shuttle services to let the hospital continue its functions.
- The team repaired and replaced 120 flange connectors across both parking lots.
- The joint sealant repairs addressed a total length of 2,500 linear feet.
- They focused on rectifying a concrete floor surface area and implemented structural enhancements.
- Additionally, their joint repair services restored 500 linear feet of the building’s exterior facade.
By effectively minimizing disruption for the hospital and using efficient repair practices, Apex Solutions completed the project within the scheduled timeline, surpassing the client’s expectations.
Hire the Best Parking Lot Contractors
Parking lot contractors perform all kinds of services, including stripping old parking lots, laying new material, patching defects, ensuring ADA compliance, and repainting faded markings. These professionals can also render maintenance and repair services.
Parking lot contractors ensure that commercial pavement surfaces are level and smooth on which they can create vivid markings for drivers and pedestrians.
As a property manager or owner, it’s critical to hire a trusted paving contractor whom you can rely on for your project needs. Get in touch with industry associations like the American Concrete Pavement Association (ACPA) or American Concrete Pavement Association (ACPA) or search online to obtain directories of qualified paving contractors. Verify their paving contractor licenses, asphalt or concrete certifications, and insurance coverage.
Research if the contractor has expertise in the specific pavement type or complexity needs for your commercial building project. For example, crack sealing of asphalt surfaces and intricate concrete designs may require different specializations.
To Summarize
Commercial parking lots must withstand heavy volumes of traffic, survive weather fluctuations, and last for several decades. They must be ideally designed to bear heavy vehicle loads without needing repeated maintenance.
If you live in a cold region and looking for low upfront costs, an asphalt parking lot is the right choice for you. Concrete will be appropriate for commercial owners operating in hot weather, with heavy load needs and larger budgets.
Make the final choice only after considering your local climate, budget and schedule restrictions, and expectations for parking lot appearance.
FAQs
How thick should a concrete parking lot be?
ACI 330R-80- (Guide for Design and Construction of Concrete Parking Lots) recommends a 4-inch concrete pavement for cars and light trucks whereas heavy delivery trucks need 5 or 6 inches of thick concrete paving.
How thick is an asphalt parking lot?
The California Department of Transportation advises a 3-4 inch thick asphalt layer for business parking lots. Manufacturing units and warehouses may need 5-7 inches thick asphalt paving.
What type of asphalt is best for parking lots?
A dense-graded hot asphalt mix performs best for all types of parking lots. Asphalt created with reclaimed asphalt pavement (RAP) is another option that is more durable and environment-friendly than virgin asphalt.
Relevant Resources:
- 10 Valuable Benefits of Hiring a Local Commercial Builder
- How to Create an Achievable Construction Schedule – In Easy 8 Steps
Constructive Solutions, Inc. is a full-service commercial construction company serving San Francisco and Bay Area.
Whatever your vision, we have the resources, experience, and insight to make your concept a reality, and a space where your business can flourish.
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