If a lot or private road is worn on the surface but its base is still solid, milling off the top layer and paving a new one (mill and overlay) is usually the most cost-effective fix. If it is rutted, alligator cracked or holding water across large areas, the base has failed and those areas need to be dug out and rebuilt before new asphalt goes down.
Mill and overlay vs. full reconstruction
How a commercial paving job runs
- Assess drainage firstStanding water is the number one reason lots fail. Before anything else we look at where water goes and where it sits.
- Mill or removeThe worn surface is milled off, or removed entirely where the base has failed. Removed asphalt is commonly recycled.
- Repair the baseSoft areas are dug out and rebuilt with compacted stone. Patching over a soft spot only moves the pothole up a layer.
- Tack coatA thin bonding layer goes down so the new asphalt bonds to the surface below instead of sliding on it.
- PaveThe paver lays the new mat at a consistent thickness, with handwork at curbs, drains and building entrances.
- CompactRollers compact the mat while it is hot. Density is what keeps water out.
- StripeStalls, accessible spaces, arrows and fire lanes go back down on the fresh surface. See line striping.
Working around your business
Most commercial clients cannot close for a week. Phasing the lot, working early mornings, nights or weekends, and keeping entrances open are part of planning the job, and they belong in the estimate up front so nobody is surprised on paving day.
Paving season in Rochester
Hot-mix asphalt has to be placed hot, so paving follows the plant calendar. Western New York hot-mix plants generally stop production in November and start again in April, which is why fall fills up fast. Cracks and potholes that show up in winter get a temporary cold patch until the plants reopen.
Rochester averages about 102 inches of snow a year, with roughly 27 inches in January alone (National Weather Service normals for 1991 to 2020). That means months of plows, shovels, road salt, and water that melts in the afternoon and refreezes overnight. For a parking lot that also means plow blades catching raised edges and salt working into every crack, which is why we pay attention to transitions at curbs, drains and catch basins.
What decides the price
- Mill and overlay or reconstruction, and how much base repair is needed.
- Area and thickness of the new asphalt.
- Drainage work at catch basins and low spots.
- Phasing and after-hours work to keep the property open.
- Striping and any layout changes.
Common questions
What is mill and overlay?
A milling machine grinds off the worn top layer of asphalt, the surface is cleaned and tack-coated, and a new layer is paved. It renews the surface while keeping grades at curbs and doors, and it works when the base underneath is still sound.
When can traffic drive on new asphalt?
Once the mat has cooled and hardened. We plan reopening times into the phasing so you know exactly when each section is back in use.
Can you pave a parking lot in winter?
Not with hot-mix asphalt. Western New York plants generally stop production in November and restart in April. Winter potholes get a temporary cold patch until then.
Do you pave private roads and shared driveways?
Yes. Private roads, shared drives and HOA roads are paved the same way as a lot: drainage first, sound base, then compacted hot mix.
Related services
- Driveway Paving: New asphalt driveways built on a real base, graded to drain away from your house.
- Driveway Replacement: Tear-out and repave when cracking, sinking or crumbling is past repair.
- Driveway Sealing: Sealcoating that protects asphalt from water, salt and sun, applied in the right weather.
- Parking Lot Sealcoating: Commercial sealcoating done in sections so your lot stays open.