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Extend the life of your commercial pavement with asphalt resurfacing in Garland, TX. After repairing failed areas, we apply a new asphalt overlay that smooths rough surfaces, improves appearance, and avoids the higher cost of full reconstruction when the base is still sound.
Precision Asphalt Garland provides professional commercial asphalt resurfacing throughout Garland, TX, Texas and the surrounding area. Our licensed, insured crew delivers safe, clean, on-time work with a free estimate before anything begins. Call (469) 949-1928 or request your free quote.
Commercial Asphalt Resurfacing in Garland, TX: What It Really Is
Commercial asphalt resurfacing (also called an overlay) is the process of installing a new layer of hot mix asphalt over your existing parking lot or private roadway instead of tearing everything out. It is the right choice when the surface is worn, cracked, or rutted, but the base underneath is still structurally sound.
Precision Asphalt Garland focuses specifically on commercial properties in Garland and nearby cities, which means we are used to higher traffic loads, delivery truck turning areas, dumpster pads, and ADA routes. Our resurfacing work is built around how your site is actually used, not just how it looks on paper.
Resurfacing is typically appropriate if your asphalt is 10 to 20 years old, has widespread surface cracking or faded striping, but does not have deep structural failures in most areas. If you are seeing alligator cracking across large sections, standing water that never seems to drain, or soft spots that move under truck tires, those areas may need milling and base repair before we install an overlay. The key advantage of resurfacing is that it restores a smooth, uniform, black surface at a lower cost and with less downtime than a full replacement, while extending the life of your pavement by 8 to 15 years when properly maintained.
How Precision Asphalt Garland Performs an Overlay Step by Step
Commercial asphalt resurfacing is only as good as the prep that goes into it. Here is how Precision Asphalt Garland typically completes an overlay on a shopping center or office parking lot in Garland.
First, we walk the entire site with you. We map out problem areas such as potholes, alligator cracking clusters, settled utility cuts, and places where customers complain about puddles. We mark these areas for milling or full depth patching instead of a simple overlay so that problems do not telegraph through the new surface.
Next, we clean and prep the existing asphalt. This includes mechanical sweeping, targeted pressure washing where there are fuel or oil spots, and edge clearing along curbs and concrete. Oil soaked areas are either milled out or treated with an oil spot primer so the new asphalt bonds correctly.
Where needed, we use a cold planer (milling machine) to cut down high spots, remove deteriorated sections, or create a transition at concrete drives, sidewalk ramps, and existing overlays. In loading areas or travel lanes that have rutting from truck traffic, we often mill a deeper section and rebuild with a stronger asphalt mix before overlaying the entire lane.
Once the surface is clean and sound, we apply a tack coat, which is a sprayed bonding agent that helps the new asphalt grab onto the old pavement. Skipping or thinning the tack coat is one of the most common shortcuts in our industry, and it is exactly why some overlays peel or slide. Our crews are instructed to visually confirm uniform tack coverage before any mix is placed.
We then place a new hot mix asphalt layer using a paver, usually 1.5 to 2 inches compacted thickness on commercial lots in Garland, depending on traffic loads. Rollers follow immediately, compacting the asphalt to the specified density and smoothing out joints. We pay special attention to tie in points at entrances, dumpster pads, and ADA routes so that transitions are smooth and compliant. Finally, once the surface has cooled, we re-stripe and add any pavement markings or wheel stops you need.
Thickness, Mix Designs, and Options for Heavy Commercial Use
Commercial asphalt resurfacing is not one size fits all. Precision Asphalt Garland designs each overlay around the weights and turning patterns on your site.
For typical office or retail parking in Garland, a 1.5 inch overlay with a standard TXDOT approved surface mix is usually enough. For grocery stores, big box retail with frequent semi traffic, or industrial yards, we often recommend 2 inches or more, or a two lift approach where a stronger base course is placed under a finer surface mix.
We also look closely at turning radiuses and choke points. Dumpster corrals, delivery bays, and drive thrus tend to fail first because trucks pivot their wheels while stopped. In many of those areas we specify thicker asphalt, more intensive base repair, or in some cases, concrete pads tied into the surrounding asphalt.
If your lot has chronic drainage issues, we can introduce slight profile changes during the overlay. This may include building up low spots, correcting birdbaths, and fine tuning slopes toward existing inlets. In Garland, where summer storms can drop a lot of water quickly, proper drainage is critical to prevent new cracking from water intrusion.
We only use mixes that comply with local and Texas Department of Transportation standards, but we adjust the aggregate size and oil content based on use. For example, a high visibility retail center may prefer a slightly finer surface mix for a smoother appearance, while a distribution facility may accept a coarser, more skid resistant surface designed for heavy truck traffic.
What Drives the Cost of Commercial Asphalt Resurfacing
Business owners in Garland often ask why resurfacing prices vary so much between properties. Precision Asphalt Garland is transparent about what actually drives cost so you can compare bids fairly.
Project size and layout are the first big factors. A simple rectangular office lot with easy access is cheaper per square foot than a chopped up retail center with islands, multiple buildings, and tight drive lanes that require more handwork and joint transitions.
The amount of milling and base repair makes an even bigger difference. A clean overlay over a generally sound lot is far less expensive than a project where we must mill out failed sections, rebuild base, or correct major drainage problems. If one bid barely mentions repairs where your pavement is obviously failing, that is a red flag that the overlay may not last.
Overlay thickness and mix design also affect cost. A 1.25 inch overlay uses much less material than a 2 inch one, and heavy duty mixes with performance additives cost more than basic surface mixes. At Precision Asphalt Garland we will tell you clearly what thickness we are proposing and why it fits your traffic conditions.
Access, phasing, and business interruption requirements are another cost factor. If your Garland property needs to remain open during work, we schedule in phases, set up traffic control, and return multiple times to accommodate tenants. That adds labor and mobilization costs, but it also keeps your businesses operating. We discuss these tradeoffs with you before finalizing a proposal so there are no surprises.
Local Considerations in Garland: Permits, Codes, and ADA Compliance
In Garland and the greater Dallas area, commercial asphalt resurfacing does not always trigger a full building permit, but there are still local requirements that matter, particularly for drainage, fire access, and ADA compliance.
For larger commercial centers or any project that changes grades near drainage structures or public right of way, we may coordinate with the City of Garland Engineering Department to confirm that slopes and runoff remain within acceptable limits. If you are inside a managed development or an HOA controlled commercial park, we also review any pavement color, striping pattern, or signage standards they have in place before starting work.
ADA regulations are often overlooked when resurfacing, but they apply anytime you are touching parking spaces, access aisles, or curb ramps. An overlay, even a thin one, can change slopes to the point that an accessible route is no longer compliant. Precision Asphalt Garland checks cross slopes and running slopes in accessible stalls and primary routes before and after resurfacing. In some cases we mill down around ADA stalls before we overlay so that the finished surface still meets 2 percent maximum cross slope requirements.
We also verify that fire lanes remain clearly marked and meet the width and turning radius requirements of local fire codes. If we are restriping after resurfacing, we match existing fire lane markings or update them to current standards if requested. Handling these details correctly reduces the risk of issues during future inspections or property sales.
What to Expect When You Hire Precision Asphalt Garland
Commercial asphalt resurfacing is disruptive if it is not planned correctly. Precision Asphalt Garland focuses on realistic scheduling and communication so your tenants and customers can keep functioning while we improve the pavement.
Before work begins, we walk through a phasing plan with you. On active retail centers in Garland, we usually break the project into sections, keeping at least one access route open at all times. We provide simple maps you can share with tenants that show which areas will be closed on which days and where customers should park.
On paving days we coordinate material deliveries to avoid morning and evening rush periods as much as possible. Our crews set up cones, barricades, and signage, then remove them as soon as the asphalt is cool enough for traffic. Light car traffic can typically return 4 to 6 hours after compaction in warm weather, while heavy truck traffic is often delayed until the following day to minimize scuffing.
After the overlay is complete and striping is in place, we walk the project with you and mark touch up items. We also explain a realistic maintenance schedule, usually including sealcoating after a few years, prompt crack sealing, and periodic re-striping. A well planned maintenance program is what turns a one time resurfacing job into a pavement that actually lasts its full design life.
If you want a detailed resurfacing evaluation for your Garland property, Precision Asphalt Garland can provide core sampling or non destructive testing to confirm base conditions, then give you a written plan that separates immediate needs from items that can wait. That way you invest in the right level of work instead of overpaying for full replacement or under investing in an overlay that will not hold up.
