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Refresh aging pavement with commercial asphalt resurfacing in Arlington, TX. We install overlays that correct surface wear, light cracking, and raveling without full reconstruction. Our crew mills transitions, levels low spots, and applies a uniform layer of new asphalt. Get a like new parking lot or drive lane at a fraction of replacement cost.
Precision Asphalt Arlington provides professional commercial asphalt resurfacing throughout Arlington, TX, Texas and the surrounding area. Our licensed, insured crew delivers safe, clean, on-time work with a free estimate before anything begins. Call (817) 646-5980 or request your free quote.
Commercial Asphalt Resurfacing in Arlington, TX for Busy Properties
When your parking lot or private drive lanes start cracking, raveling, or holding water, you do not always need a full tear out. Commercial asphalt resurfacing and overlays let Precision Asphalt Arlington restore the structure and appearance of your pavement by installing a new asphalt layer over the existing base. For many Arlington properties, this approach delivers a long service life at a lower cost and with less downtime than full reconstruction.
In Arlington we see a mix of older strip centers from the 70s and 80s, newer retail near I-20 and I-30, and industrial sites close to 360 and 303. Each type of property behaves differently under traffic and Texas heat. Our resurfacing recommendations are based on how your lot is actually used, from constant drive-thru traffic at a restaurant to heavy delivery trucks at a warehouse. We inspect your existing pavement, subgrade, and drainage before we suggest any overlay so we are not just putting a cosmetic layer over structural problems.
Step-by-Step: How Our Commercial Asphalt Resurfacing & Overlays Work
A durable overlay comes from careful prep, not just the final layer. Precision Asphalt Arlington follows a multi step resurfacing process tailored to commercial properties in Arlington.
First, we walk the entire site with you and document issues like alligator cracking, oil saturated spots, rutting in wheel paths, and ponding water. We mark any areas with base failure that will need full depth repair instead of a simple overlay. At this stage we also review your traffic patterns and plans for future use, for example, if you expect more delivery trucks or are considering striping for additional ADA spaces.
Second, we mill or grind the existing asphalt where needed. For overlays that tie into concrete gutters, entrances from South Cooper Street or Collins Street, or drainage inlets, we use edge milling so the new surface matches existing elevations. This helps prevent trip hazards at transitions and keeps water flowing to drains instead of back toward storefronts.
Third, we perform structural repairs. Soft or pumping areas are cut out, the base is inspected, and we either recompact the existing base or add new flex base depending on what we find. Deep cracks may be routed and filled with hot rubberized crack seal to keep them from reflecting up into the new overlay too quickly.
Fourth, we clean and tack. The surface is power swept, then we apply a tack coat that bonds the old asphalt to the new lift. Skipping or skimping on the tack coat is a common shortcut, and it is one of the biggest reasons overlays fail early.
Finally, we install and compact the new asphalt layer using commercial paving machines and vibratory rollers sized for the project. We pay close attention to joint locations and compaction, especially in turning areas where trucks or delivery vans pivot, like at loading docks and drive-thru turns.
Overlay Thickness, Mix Types, and Options for Arlington Properties
The details of your commercial asphalt resurfacing make a big difference in performance. At Precision Asphalt Arlington we explain the options in practical terms so you understand what you are getting.
Overlay thickness: For light duty parking fields at offices and churches, we often install a 1.5 to 2 inch overlay. For drive lanes, dumpster pads, and loading areas that see heavier vehicles, we recommend 2 to 3 inches or a combination of full depth patching plus an overlay. In areas of extreme rutting, we may use a leveling course first to correct low spots, then add the final lift for a smooth surface.
Mix designs: In North Texas heat, softer mixes can rut or shove under turning traffic. We typically use a state approved hot mix asphalt designed for commercial use, with aggregate and binder content selected for high temperatures and repeated loading. For higher visibility sites like medical offices and retail centers, we can use finer gradation surface mixes that provide a tighter finish and better appearance.
Drainage and slopes: Many older Arlington lots were not built with current drainage standards. Before overlaying, we evaluate how water flows (or does not flow) after rain. When practical, we correct small slope and bird bath issues by using variable thickness overlays, so you get better drainage without complete reconstruction. Where drainage issues are more severe, we will explain what is realistic from a resurfacing project and what would require regrading or new inlets.
What Affects the Cost of Commercial Asphalt Resurfacing in Arlington
Two commercial lots with the same square footage can have very different resurfacing costs. Precision Asphalt Arlington breaks down your estimate so you know exactly what is driving the price.
Existing condition: The amount of base failure, deep cracking, and rutting determines how much milling and patching is needed before overlay. A well built but weathered 20 year old lot at a church off South Bowen will usually cost less to resurface than a heavily failed lot behind an older industrial facility where heavy trucks have hammered thin pavement.
Thickness and scope: Thicker overlays and multiple lifts cost more but also last longer. Sometimes we recommend different treatments within the same property, such as a thinner overlay in parking stalls and a thicker section in drive lanes or at dumpster enclosures where garbage trucks turn.
Access and staging: Active retail centers near Parks Mall or The Highlands need phasing so businesses can stay open. Night or weekend work, extra traffic control, and handwork around tight entrances all affect cost. We design a phasing plan that works with your tenant schedules and then reflect that plan clearly in the proposal.
Striping and ADA updates: Many resurfacing projects include new striping, ADA stalls, crosswalks, and wheel stops. If your property has older striping that does not meet current accessibility guidelines, we can incorporate compliant layouts into the resurfacing scope so you handle both needs at once.
Handling Common Pavement Problems Before They Ruin an Overlay
A successful commercial asphalt resurfacing project depends on solving underlying problems, not just hiding them. Precision Asphalt Arlington has seen the typical failures across Arlington, from alligator cracking in older shopping centers to rutting in restaurant drive-thru lanes.
Alligator cracking: This usually means base failure. We cut out and repair these areas to full depth before overlay so the cracks do not quickly reflect through the new surface.
Oil and fuel spots: In front of convenience stores, gas stations, and restaurants, oil saturated asphalt loses strength. Those zones are milled out or removed and replaced with fresh asphalt or concrete pads as appropriate. If this is ignored, the new overlay can slip or peel in those locations.
Utility and manhole issues: Many lots have water valves, sewer manholes, and private utilities that sit low or high relative to the surrounding pavement. During resurfacing we adjust these to match the new surface so you do not end up with recessed lids that trap water or raised lids that create hazards.
Ponding water: We identify and mark any recurring puddles. Some are corrected by localized milling and leveling lifts. For chronic drainage issues near buildings or in the middle of drive lanes, we will explain honestly whether resurfacing alone can fix it or if additional drainage work is needed.
What Arlington Property Managers Should Ask Before Hiring an Asphalt Contractor
Choosing a resurfacing contractor based only on the low bid can cost you more in the long run. Precision Asphalt Arlington encourages Arlington property managers, facility teams, and owners associations to ask detailed questions before hiring anyone for commercial asphalt resurfacing.
Ask how they determined overlay thickness for each area of your property. A good contractor should reference traffic loads, existing pavement thickness, and your future use plans. Ask if they performed any cores or base probes on larger projects, such as big box retail or industrial parks.
Request a phasing and access plan in writing. If you manage a medical office near Matlock Road or a busy restaurant near Arlington Highlands, you need to know how patient or customer access will be maintained and how long each phase will be blocked.
Confirm how they will handle drainage transitions at concrete approaches, ADA ramps, and dumpster pads. Any overlay in Arlington should coordinate with city standards and practical access needs. Also ask what warranty they provide and whether it covers issues like early raveling, significant settlement, or seam separation.
Finally, ask for examples of local resurfacing work, preferably projects you can drive by. We are happy to point out completed overlays at comparable properties so you can see how the surface looks after it has been through a few Texas summers.
Why Work With Precision Asphalt Arlington for Your Next Overlay
Precision Asphalt Arlington focuses on long lasting solutions that fit commercial properties in and around Arlington, not quick cosmetic fixes. Because we work year round in Tarrant County, we understand how our clay soils move, how Texas heat affects asphalt, and how local traffic patterns stress specific parts of a lot.
We handle projects for offices, churches, HOAs, retail centers, restaurants, and light industrial facilities. Our crews are trained to work around active businesses, to coordinate with property managers, and to communicate clearly about closures and reopen times. We take extra steps like proper tack coats, sufficient rolling passes, and careful joint placement, which all contribute to a smoother, longer lasting overlay.
If you are considering commercial asphalt resurfacing on a property in Arlington or nearby communities like Grand Prairie, Mansfield, or Kennedale, we can inspect your pavement and present practical options. Whether you need a site wide overlay, selective milling and patching, or a combination plan that spreads the work over several budget years, we will explain the pros, cons, and expected life of each approach so you can plan with confidence.
