You've got a commercial property, maybe a small apartment complex, or even just a really big driveway that functions like a parking lot here in Denver. Eventually, that asphalt's going to need some love, or maybe you're putting in a new one. It's a big investment, and I see folks make some pretty common, and frankly, expensive, mistakes when they're planning these projects or picking a contractor. Let's talk about what to watch out for.
Ignoring the Ground Beneath Your Feet
This is probably the biggest one, and it's especially true here in Denver. We've got expansive clay soils in a lot of areas, particularly in the eastern and northern parts of the metro. What does that mean for your parking lot? It means that soil swells when it gets wet and shrinks when it dries. If your contractor isn't paying attention to the subgrade – the dirt underneath the gravel and asphalt – you're asking for trouble. I've seen brand new lots crack and heave within a year because the base wasn't properly prepared for our specific soil conditions. You need proper compaction, and sometimes, soil stabilization or a thicker aggregate base is absolutely essential. If a contractor doesn't even mention the subgrade or ask about the site's history, that's a huge red flag. They're just going to lay asphalt over whatever's there, and that's a recipe for premature failure.
Focusing Only on the Lowest Bid
Look, I get it. Everyone wants a good deal. But when it comes to something as critical as a parking lot, the lowest bid is almost never the best bid. I'm not saying you should overpay, but you need to understand why one bid is significantly lower than others. Is it because they're using less material? Are they cutting corners on the base prep? Are they using cheaper, less durable asphalt mixes? Are they not planning for proper drainage? A lot of times, that super low price means they're skipping crucial steps that will cost you way more down the line in repairs or even a full replacement much sooner than you'd expect. A good contractor will explain their process, the materials they use, and why their price is what it is. If they can't articulate that, be wary.
Not Getting Specifics in the Contract
This goes hand-in-hand with the lowest bid issue. You need a detailed contract. A proposal that just says