Most lots don't need to be torn out. We identify which sections are salvageable, which need patching, and which require mill-and-overlay or sectional replacement. Work happens zone by zone so your lot stays operational. Free assessment.
Lots fail in patterns. A truck-turn corner wears faster than customer stalls. A low spot collects water and spalls the slab. A joint that wasn't sealed properly lets salt penetrate the base. Each failure has a root cause and a right fix. Patching a pothole without fixing the drainage that caused it is money wasted. Milling a worn surface over a sound base extends the lot's life. Replacing one failed section while leaving the rest intact costs far less than a full tear-out.
When the whole lot has failed (asphalt at end of life, concrete with base failure everywhere, chronic ponding across all zones), repair becomes a losing proposition. The honest answer is a new parking lot. We assess that condition upfront and the quote will tell you which path makes sense.
This same logic applies across our commercial concrete work. When curb and gutter failures are part of the pattern, we address them together. For floor repair in adjacent buildings, we coordinate the schedule so downtime is minimized.
Recent work
The repair sequence
How We Repair Parking Lots in Detroit
Inspect and mark every failure
We walk the lot with your operations team, identify every pothole, spall, crack, and joint failure, photograph and measure each one, and determine what caused it (drainage, base failure, age, traffic pattern).
Saw-cut and remove damaged concrete
Failed sections are cut with concrete saws to create clean edges, the damaged material is removed without harming the surrounding slab, and the base is examined and corrected if needed.
Apply the right repair material
Concrete patches are bonded to the existing slab for potholes and spalls, mill-and-overlay material is applied for worn surfaces, joint sealant is placed for failed joints, and sectional replacement is done where the slab is beyond patching.
Finish and reopen by zone
Repaired sections are finished to match the surrounding lot in texture and elevation, joints are sealed, and zones are returned to service as cure times allow so operations stay open.
When repair isn't the answer
Knowing When to Replace the Whole Lot
Repair works when failures are isolated, the base is sound, and most of the slab is intact. It fails when the base has deteriorated everywhere (water pooling in multiple zones, spalling across the whole surface), when the original slab was poured too thin for the actual truck traffic, or when asphalt has reached the end of its service life and is failing in every section.
In those cases, a new parking lot is the right choice. Spending money on repairs to a doomed parking surface is a year-by-year expense that never solves the real problem. A one-time replacement of the entire slab stops the repair cycle for decades.
Potholes, spalling, joint failure, mill-and-overlay, and when replacement makes sense.
Both. We patch asphalt failures with hot mix, mill and overlay where surface wear is the issue, and crack-seal where appropriate. Asphalt lots reach end of life faster than concrete; we will tell you when repair stops being economical.
Sectional concrete replacements match closely in finish and elevation; asphalt patches are visible but flush. The match is part of the quote so the expectation is realistic before the work starts.
Yes. We sequence repairs zone by zone so most of the lot stays open during the work. The exact zoning plan is built around your operations and is part of the quote.
A bonded patch on a sound base lasts as long as the surrounding lot, which can be decades for concrete. A patch placed over a failed base will fail again within a season; base correction is part of the right repair.
From a single visit for a few potholes to a week or two for multi-zone repair across a large lot. Scope drives the schedule; the full timeline is in the quote so you can plan operations around it.
Three zones with chronic ponding had spalled the slab. They corrected the drainage in those zones, patched the spalls, and the lot has held two springs. Real diagnosis, not just patching.
Z. Y.
Property Manager, Detroit
★★★★★
Truck-turn area had failed at six years. They mill-and-overlaid that specific zone, left the rest of the lot alone, and the operations never had to close. Smart scope, real savings.
Z. X.
Industrial Park Manager, Warren
★★★★★
They were honest that one corner of the lot was past saving and needed sectional replacement, not just a patch. Did the replacement, patched the rest, total cost stayed inside budget.
Y. O.
Retail Operations, Ann Arbor
★★★★★
Joint seals had failed across the whole lot. Resealed them all in two days, lot stayed open the whole time, and the salt water stopped finding the slab. Right tool for the actual problem.
Q. E.
Logistics Director, Sterling Heights
From the blog
Concrete Guides & Articles
Practical reading on planning, finishes and caring for concrete in Detroit.
