If you’re managing a commercial property or multi-unit residential complex in Edison, you’ve likely asked yourself when it’s time to resurface your parking lot.
With the wear and tear from New Jersey’s freeze-thaw cycles, heavy vehicle traffic from Route 1 and Route 27, and unpredictable winters that bring everything from road salt to plow damage, the pavement takes a beating.
Based on local conditions and our experience in the field, here’s how often you should consider resurfacing your lot—and why it matters in a place like Edison.
Key Takeaways
- Most Edison parking lots need resurfacing because of traffic wear, winter weather, and damage from snow removal.
- Busy commercial lots near Oak Tree Road should be resurfaced every 3 to 5 years to prevent potholes.
- Residential lots near Roosevelt Park usually last 5 to 7 years unless flooding or drainage issues cause early damage.
- Milano Contracting helps Edison property owners resurface on time with honest advice and local knowledge you can trust.
Every 3–5 Years for High-Traffic Commercial Lots
If your property sees a constant stream of vehicles—think Wawa off Oak Tree Road or strip malls near Menlo Park Mall—you’ll likely need resurfacing every 3 to 5 years.
Frequent vehicle movement, turning, and braking in these lots causes surface-level cracking and raveling faster than most owners expect. Edison winters don’t help either; snowplows scraping across your lot all season can leave behind gouges and surface fatigue.
Waiting too long means minor issues can develop into deep potholes, which impact customer safety and your liability risk. Staying on a 3–5 year cycle helps prevent those problems from ever reaching that stage.
Every 5–7 Years for Residential or Light-Use Lots
Lots serving apartment buildings near Roosevelt Park or residential developments off Inman Avenue usually don’t take the same abuse as commercial centers.
But that doesn’t mean they’re immune to damage.
Tree roots, occasional delivery trucks, and water drainage issues—especially with Edison’s clay-heavy soil—can lead to alligator cracking and uneven surfaces.
If you’re seeing early signs of aging but the base is still strong, resurfacing every 5 to 7 years keeps the lot functional and aesthetically clean without the cost of full replacement.
Sooner After Flooding or Drainage Failures
Edison gets its fair share of flash floods, especially near the Raritan River or in low-lying areas off Route 287. Poor drainage can accelerate the breakdown of your asphalt base, leading to premature surface failures.
If your lot experiences standing water after storms or persistent pooling near catch basins, you may need resurfacing sooner—even if it’s only been a few years since your last project.
In some cases, we recommend milling and resurfacing along with minor drainage corrections to avoid deeper structural damage.
After Significant Snow or Ice Events
A single bad winter can speed up the need for resurfacing, especially if your snow removal team uses chains or metal plow blades.
The winter of 2023 saw multiple ice storms across Central Jersey that led to widespread damage in parking lots across Edison, particularly in areas near Raritan Center that host trucking depots and industrial traffic.
If your lot took a hit, we often recommend a spring inspection to evaluate surface damage. Even if you’re not due for resurfacing by the calendar, extreme weather can shift that timeline.
When You Start Seeing Widespread Surface Cracking or Fading
Even if the lot isn’t breaking apart, extensive surface cracking, fading striping, or loss of surface texture are signs it’s time to act. This is common in older lots near historic neighborhoods like Bonhamtown, where pavement hasn’t bee
