With spring arriving, customers are flocking to The Orange Circle, The Outlets at Orange, and Chapman University—will your parking lot be ready to handle the traffic?

Even though Orange, CA, enjoys mild winters, the city still receives around 13–14 inches of rainfall annually.

That’s enough moisture to seep into asphalt, weakening its structure and causing cracks, potholes, and drainage issues.

Ignoring these problems doesn’t just affect appearances.

It creates safety risks, increases liability concerns, and leaves a negative impression on customers. A poorly maintained parking lot can drive visitors away, leading to lost business and costly repairs down the line.

Before the spring rush brings more foot and vehicle traffic, check for these warning signs that indicate your parking lot needs attention.

Key Takeaways

• Small cracks let in water, which expands and contracts, making them worse and weakening the pavement.
• Potholes grow under traffic stress and create hazards that damage vehicles and increase liability risks.
• Pooling water signals drainage issues that accelerate asphalt deterioration and create dangerous conditions for drivers and pedestrians.
• Faded parking lot striping causes confusion, reduces safety, and can lead to ADA compliance violations.
• Customers notice and complain about poorly maintained parking lots, which can hurt business and lead to negative reviews.

7 Warning Signs to Check Before Spring Rush

Even minor damage from winter weather can escalate into major problems if left unaddressed.

From widening cracks to drainage issues, these are the key indicators that your parking lot requires maintenance before business picks up.

1. Cracks Are Getting Wider & Deeper

Small cracks may seem harmless, but they allow rainwater to seep in.

As temperatures fluctuate, trapped moisture expands and contracts, widening the cracks and weakening the pavement’s foundation.

High-traffic areas like Katella Avenue or Tustin Street experience constant stress from vehicles, accelerating crack growth.

A simple way to assess the severity?

If a crack is wide enough to fit a car key or a quarter, repairs are overdue.

Delaying maintenance can lead to extensive asphalt damage, especially as summer heat causes further deterioration.

Crack sealing or filler applications can stop the spread and extend the life of your pavement.

2. Potholes Are Worsening with Traffic

Potholes don’t appear overnight—they form when moisture infiltrates the pavement, weakens the foundation, and causes the asphalt to crumble under vehicle weight.

Parking lots near Honda Center or Angel Stadium, where traffic is constant, often develop potholes faster than other locations.

These hazards don’t just damage vehicles. They also create tripping risks for pedestrians and expose businesses to liability claims.

Addressing potholes early reduces repair costs and prevents further damage.

Solutions like infrared patching, asphalt patching or resurfacing, or full-depth pothole repair can restore the pavement and prevent future deterioration.

3. Pooling Water & Poor Drainage

Standing water signals drainage issues, often caused by low spots, clogged drains, or improper grading.

If left unchecked, these problems accelerate asphalt deterioration and create dangerous conditions for drivers and pedestrians.

Areas near Santiago Creek or Chapman Woods, where elevation changes affect water runoff, frequently experience drainage challenges.

Pooling water weakens asphalt over time, increases hydroplaning risks, and raises the likelihood of slip-and-fall accidents.

Clearing drainage systems, re-grading problem areas, or applying permeable pavement solutions can prevent water from collecting and damaging your lot.

4. Faded Striping & Parking Markings

Clear parking lot striping improves safety, organizes traffic flow, and maintains ADA compliance.

However, constant exposure to sunlight, rain, and vehicle wear gradually fades markings, making them harder to see.

In busy locations like The Village at Orange, worn-out lines create confusion, leading to unsafe parking and congestion. Handicap spaces, fire lanes, and directional arrows must remain highly visible to comply with regulations and avoid fines.

Re-striping with high-quality paint or thermoplastic coatings restores visibility, keeps traffic moving efficiently, and improves overall safety.

5. Loose Gravel & Eroding Asphalt

If you notice loose gravel scattered across your parking lot, the asphalt’s binding agent is breaking down. This surface erosion exposes the pavement to further wear, leading to deeper cracks, potholes, and structural issues.

Driveways, entrances, and loading zones near businesses on Glassell Street often show early signs of erosion due to heavy vehicle traffic.

Loose gravel creates uneven surfaces, damages tires, and increases the risk of trips and falls.

Sealcoating, resurfacing, or applying an asphalt overlay can restore the pavement and prevent further deterioration.

6. Parking Lot Surface is Uneven or Sinking

An uneven parking lot often signals deeper structural problems.

Water infiltration erodes the sub-base, causing sections of pavement to sink or develop wavy surfaces.

Heavy rainfall along Chapman Avenue contributes to this type of settlement, especially in older lots with inadequate drainage.

Dips, pooling water, or a rippled surface indicate foundational issues that will worsen over time.

Repairing these areas with infrared asphalt leveling, sub-base stabilization, or full-depth patching restores a smooth and stable surface.

7. Customers Are Complaining About Parking Conditions

A rough parking lot leaves a lasting impression—and not in a good way.

Potholes, faded markings, and poor lighting frustrate visitors and may push them to choose a competitor with a better-maintained lot.

Imagine visitors to Old Towne Orange struggling to park because the striping is too faded to see. That frustration often translates to negative online reviews, which can damage a business’s reputation.

Taking a proactive approach by assessing and repairing parking lot issues improves customer satisfaction and helps maintain a positive business image.

Schedule a Free Parking Lot Assessment Before the Spring Rush!

With events like the Orange International Street Fair and increased seasonal foot traffic on the horizon, now is the time to schedule parking lot repairs. Waiting too long can lead to expensive fixes and lost business.

At El Camino Asphalt, we specialize in parking lot repairs, striping, and drainage solutions tailored for Orange, CA. Our team can identify problem areas and recommend cost-effective solutions to keep your property safe, accessible, and visually appealing.

Call us today for a free parking lot inspection and get your lot spring-ready!