For property owners, parking lot maintenance can prevent costly repairs

This article was originally published by Jodi Schwan of SiouxFalls.Business.

The property had been in Scott Schoenen’s family for generations – but when it came time for him to oversee it, it needed some work.

“We had done a land lease with an out-of-state company, and they basically let it sit from the time they developed it in the 1970s,” he said. “It was in rough condition.”

Today, though, the Eastside Plaza anchored by Austad’s Golf at 2801 E. 10th St. has been upgraded to modern standards, thanks to an investment from the family ownership that included not just the buildings themselves but also the parking lot.

“We did an extensive redo of the parking lot once we improved the buildings,” Schoenen said.

“Every summer after big rains would happen, we would find ourselves with huge floods, and it’s very damaging to the pavement and our tenants’ business. So we reengineered the parking lot and worked with the city to expand drainage capacity in addition to addressing the pavement itself.”

With a newly upgraded parking lot in place, Schoenen knew it was time to ensure that the level of disrepair wasn’t able to occur again.

“We needed to find a company willing to manage that part of the property with us,” he said. “It’s a big part of my property and the most important part to my tenants, so it’s important it’s kept up.”

He found that partner in Black-Top Paving, a division of Journey Group, which now provides ongoing maintenance at the fully occupied retail center.

“I look at Black-Top as a valued partner,” Schoenen said. “They replace concrete parking stops, seal-coat the lot, as well as restriping and curb painting.”

His goal now is simple: Spend consistently on maintenance to avoid much larger costs later.

“My hope is by keeping it up we’re able to defer what would otherwise be a significant chunk of change, particularly given the cost of things these days,” he said. “I’d rather have incremental costs that ensure the longevity of my property, thereby minimizing tenant disruption and maximizing customer access.”

That is exactly the kind of approach Black-Top Paving encourages property owners to take.

“Preventive maintenance is the key to minimizing long-term costs,” said Ryan Kerkvliet, president of Black-Top Paving. “Just like maintaining a building or vehicle, taking care of pavement before problems become severe saves significant money over its life.”

For businesses, parking lots are easy to overlook — until customers are dodging potholes, striping has faded or drainage issues are damaging the pavement.

“One of the biggest misconceptions we see is that pavement maintenance is an expense,” Kerkvliet said. “In reality, it’s an investment that protects one of the largest assets many property owners have outside of their buildings.”

A well-maintained parking lot does more than extend pavement life, he added. It also creates a safer, more attractive first impression for customers, employees and visitors.

“Our goal is to help owners maximize the life of their pavement while spending the least amount possible over its entire life cycle,” Kerkvliet said.

For Schoenen’s property, Black-Top began by helping catch up on maintenance after a major reconstruction of the worst section of the lot.

“Scott’s parking lot had just undergone a major reconstruction on the worst section of the property,” said Brad Meyer, senior project manager at Black-Top Paving. “It was a significant investment, and he didn’t want to find himself in that situation again.”

Black-Top helped address the remaining pavement that did not require reconstruction and then established a routine maintenance program for the entire lot.

“Initially, we performed several remove-and-replace repairs to restore the pavement to a good condition,” Meyer said. “While those repairs were more expensive than routine maintenance, they were necessary.”

Now, the focus is on preserving the pavement through regular annual or biennial maintenance.

“The cost of maintaining the lot every year or two is significantly less than another major reconstruction project,” Meyer said. “And I think Scott has seen the value of that approach.”

It is a common situation, he added.

Most property owners are not expected to be pavement experts. Black-Top’s role is to evaluate pavement, explain the options and help create a plan that fits the property and budget.

“Our team can inspect the pavement, educate owners on its condition, explain the options available and develop a maintenance plan that fits both the property’s needs and the owner’s budget,” Meyer said.

The service has been seamless, and the responsiveness is appreciated, Schoenen said.

“It’s excellent service,” he said. “It’s easy, I know the person I’m dealing with well, and the communication is excellent so I’m able to let my tenants know what to expect and when.”

For businesses facing a situation similar to Schoenen’s, the advice is straightforward: Do not wait.

“Pavement problems only become more expensive over time,” Kerkvliet said. “Partner with a reputable contractor who can evaluate your lot and develop a plan.”

Even when the budget does not allow for major repairs immediately, there often are cost-effective steps that can slow deterioration and protect the property until funding is available for larger improvements.

Black-Top typically recommends evaluating parking lots every two years so issues can be identified before repairs become more invasive and costly.

The team also has capacity to take on additional maintenance work this season, particularly in August and September.

Property owners considering seal-coating should keep timing in mind, Kerkvliet said. September generally is the last practical month for work because cooler temperatures slow the curing process, so Black-Top typically tries to complete those projects by the end of September.

There also may be a timely opportunity for property owners to act this season.

“This season has been a little slower, which has created a very competitive bidding environment,” Kerkvliet said. “If businesses have been considering maintenance work, this is an excellent time to move forward while contractors have capacity and pricing remains competitive.”

Black-Top also is watching the impact of higher oil prices. Because asphalt products are petroleum-based, material costs can increase after a lag, making this season potentially well timed for businesses considering maintenance.

For property owners like Schoenen, the value comes from having a trusted partner who can help plan ahead rather than react after damage becomes obvious.

“I think Scott has developed a high level of trust in our recommendations after experiencing the cost of deferred maintenance firsthand,” Meyer said. “We now have a relationship where he knows we’re recommending the right repairs at the right time, and that trust allows us to proactively protect his investment.”

Schoenen said that approach has given him confidence that one of the most important parts of his property is being protected.

“They’re really helpful and exceed expectations,” he said. “They’ve been really wonderful to deal with.”