A failing parking lot isn’t just an eyesore. It’s a liability risk, a customer deterrent, and a maintenance headache that only gets worse.
When your asphalt is smooth, properly graded, and built on a solid base, everything else gets easier. Water drains where it should. Customers pull in without dodging potholes. Your property looks like you actually care about it.
You’re not just getting new pavement. You’re getting a surface designed to handle your traffic load, weather conditions, and long-term use without falling apart in three years. That’s what commercial paving should do—and that’s what you’ll get.
We’re not new to this. Our roots in the paving industry go back to 1948, combining decades of hands-on experience with a straightforward approach that treats every project with the same level of care.
Tullytown and the surrounding Bucks County area see their share of freeze-thaw cycles, heavy truck traffic, and drainage challenges. We understand how Pennsylvania weather and soil conditions affect pavement performance—and we plan for it from day one.
You’ll work with a team that focuses on one job at a time, which means your project gets full attention instead of being squeezed between three other sites. That’s how quality happens.
First, we come out to look at your property. Not to sell you the most expensive option, but to figure out what you actually need. That means checking the existing base, drainage patterns, traffic flow, and any problem areas that’ll cause issues down the road if ignored.
Once you approve the plan and pricing, we schedule your project without dragging it out for months. Site prep comes first—grading, base work, and making sure water has somewhere to go besides pooling on your new asphalt. Then comes the paving installation with proper compaction and attention to edges, transitions, and high-traffic zones.
After the asphalt cures, line striping goes down if needed, and you get a walkthrough to make sure everything meets expectations. No disappearing act. No “we’ll get back to you.” Just finished work and a surface ready to handle whatever you throw at it.
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Commercial paving covers more than just laying down asphalt. You’re getting site evaluation, proper grading, base preparation, water management solutions, and the actual paving installation—all handled by the same crew.
In Tullytown and throughout Bucks County, drainage matters. Properties here deal with everything from clay-heavy soil to areas where water naturally wants to collect. We address these issues during the planning phase, not after your new parking lot starts pooling water in the low spots.
We also handle repairs, resurfacing, sealcoating, and ongoing maintenance. Whether you need a full parking lot replacement or targeted repairs to extend your pavement’s life, the approach stays the same: honest assessment, clear pricing, and work that holds up. Seniors, military members, and first-time customers get specialized discounts, because quality service shouldn’t be out of reach.
It depends on the base, the traffic load, and how well you maintain it. A properly installed commercial parking lot with a solid base and good drainage typically lasts 15 to 25 years in Pennsylvania’s climate.
That lifespan assumes you’re doing basic maintenance—sealcoating every few years, filling cracks before they spread, and keeping drainage clear. If you skip maintenance or if the original installation cut corners on base prep, you’ll see failure much sooner. Heavy truck traffic, poor drainage, and freeze-thaw cycles all accelerate wear, which is why the upfront work matters so much.
We build for longevity, not just to pass inspection. That means proper base depth, correct asphalt thickness for your traffic type, and grading that moves water off the surface instead of letting it sit and seep into the base.
If the damage is isolated—a few cracks, some small potholes, minor surface wear—repairs or resurfacing usually make sense. If you’re seeing widespread alligatoring, base failure, or major drainage problems, replacement is the smarter move.
Here’s the test: if more than 30% of your parking lot needs work, or if the base is failing, patching becomes a waste of money. You’ll keep throwing cash at a surface that’s fundamentally broken. On the other hand, a structurally sound lot with surface-level issues can often be resurfaced with an overlay, giving you years of additional life at a fraction of replacement cost.
We’ll tell you which route makes sense after actually looking at your property. We evaluate the base condition, drainage, and overall structure before recommending repair or replacement—because the goal is a solution that works, not just a sale.
Most commercial paving projects take anywhere from a few days to a couple of weeks, depending on size and complexity. The actual paving and compaction happen relatively quickly—it’s the prep work and curing time that add days.
Here’s what affects the timeline: site size, whether you need full removal or just an overlay, weather conditions, and how much base work or grading is required. A straightforward parking lot overlay might only shut down sections for 2-3 days. A full tear-out and replacement with drainage upgrades could take longer.
We work with you to minimize disruption. That might mean phasing the work so part of your lot stays open, scheduling around your slow days, or coordinating access for deliveries and customers. We focus on one job at a time, which actually speeds things up—you’re not waiting days between phases while we bounce to other sites.
An overlay means milling down the top layer of damaged asphalt and paving new material over the existing base. Full replacement means tearing out everything—old asphalt and compromised base—and rebuilding from the ground up.
Overlays work when your base is still solid and the damage is mostly surface-level. You get a fresh, smooth surface at lower cost and with less downtime. But if the base has failed, if there are major drainage issues, or if the existing pavement is too far gone, an overlay just covers up problems that’ll resurface within a year or two.
Full replacement costs more upfront but gives you a completely rebuilt parking lot with proper base depth, correct grading, and drainage solutions. For commercial properties with heavy traffic or long-term plans, replacement often delivers better value because you’re not patching the same problems repeatedly. We evaluate your specific situation and recommend the option that actually makes sense for your property and budget.
Yes. Commercial parking lots need proper striping, ADA-compliant accessible spaces, and clear traffic flow markings—and we handle all of it as part of the paving process.
ADA compliance isn’t optional. You need the right number of accessible spaces based on your lot size, proper dimensions, correct signage, and accessible routes to building entrances. Getting this wrong creates liability issues and potential fines. We know Pennsylvania requirements and make sure your lot meets current standards.
Line striping goes down after the asphalt has cured, using durable paint designed for high-traffic areas. That includes parking space lines, directional arrows, stop bars, crosswalks, fire lanes, and any custom markings your property needs. Clear, visible striping improves traffic flow, reduces confusion, and makes your property look professionally maintained—which matters more than most property owners realize.
Scheduling depends on the time of year and current project load, but we don’t drag things out for months. After the initial site evaluation and estimate approval, most projects get scheduled within a few weeks.
Paving season in Pennsylvania typically runs from late spring through fall when temperatures stay consistently above 50 degrees. Asphalt needs warm conditions to properly compact and cure, so winter work is limited. If you’re planning a project, spring and early summer usually offer the most flexibility for scheduling.
Our one-job-at-a-time approach means once your project starts, it moves efficiently from start to finish without us disappearing for days to handle other sites. You get a realistic timeline upfront, regular communication during the work, and a team that actually shows up when we say we will. For a detailed estimate and current scheduling availability, reach out directly to discuss your specific project and timeline needs.
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