Parking Lot Overlays

An overlay gives a tired parking lot a new driving surface without tearing it out. When the base underneath is still sound, a new layer of hot asphalt over the existing pavement restores the surface, seals it, and adds years of service for a fraction of the disruption of full reconstruction.

Kansas City Asphalt installs overlays on commercial properties across the Kansas City metro: apartment communities, shopping centers, grocery stores, churches, HOAs and business parks. We’re family-owned, we’ve been here since 2005, and we phase the work so your property stays open.

Request a site walk
Call (816) 452-1600 or tell us about your property.

When an overlay is the right call

An overlay is a good fit when the lot looks worn but still holds its shape:

  • Widespread surface cracking, fading and oxidation
  • Raveling, where the surface is loose and gravelly
  • Minor unevenness, but no widespread sinking or rutting
  • Crack sealing and sealcoating no longer keep up

An overlay isn’t the right fix over a failed base. If sections are sinking, heaving or breaking up, those areas need full-depth repair first, or the damage will come right back through the new surface. That’s why every overlay we quote starts with a walk of the lot.

Building a lot from scratch, or reconstructing one down to the base, is a different scope than an overlay. See our commercial asphalt paving page for new construction and full-depth reconstruction.

How we install a parking lot overlay

  • Repair the failures first: failed sections are cut out, excavated and rebuilt so the new surface sits on a sound base.
  • Mill where it matters: along curbs, gutters, entrances and building edges we mill off the old surface so the finished lot stays flush and drains properly. When the whole lot is milled first, it’s called a mill and overlay.
  • Seal cracks and clean: the old surface is cleaned and cracks are addressed so they don’t reflect straight through.
  • Tack coat: a bonding layer so the new asphalt adheres to the old.
  • Pave and compact: new hot asphalt is placed and rolled to a smooth, dense finish.
  • Stripe: the lot is restriped with stalls, accessible spaces, fire lanes and traffic markings.

Keeping your property open

A lot that’s in use every day can’t simply shut down for paving. We divide the lot into phases so a usable, connected section always stays open, with a clear route to your entrances. You get the phasing plan in writing ahead of time, so you can let tenants, residents or customers know what’s happening and when.

For example, at a Cosentino’s Sun Fresh-anchored shopping center, we resurfaced the lot in phases and the store never closed.

Overlays and accessible parking

At properties covered by the ADA, resurfacing counts as an alteration, and a restriped lot has to provide the required number of accessible spaces, access aisles and van-accessible spaces. (U.S. Access Board, Guide to the ADA Standards: Parking) We lay out the striping to meet the standard and will tell you where your lot stands before the work starts.

Making the new surface last

A new overlay is the start of a maintenance cycle, not the end of one. Regular crack filling and sealcoating protect it from water and sun, and an annual parking lot maintenance walk catches small problems while they’re still small.

Common questions

What’s the difference between an overlay and a mill and overlay?
An overlay places new asphalt on top of the existing surface. A mill and overlay grinds off the old surface first, which keeps grades and curb heights right and removes damaged material. Many lots get milling only along curbs, entrances and building edges.

Can you overlay a lot with potholes?
Yes, once the potholes and failed areas are properly repaired. Paving over a failed base just hides the problem for a season.

Will our lot need to close?
We phase overlays so part of the lot stays open throughout. If your lot requires a full closure, we’ll tell you up front.

When is the best time of year for an overlay?
Paving season in Kansas City runs from late spring through fall, when temperatures let asphalt be placed and compacted properly. If you’re budgeting for next year, now is the time to get a scope.

Find out whether your lot is a good overlay candidate. Request a site walk or call (816) 452-1600.