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What Causes Potholes in Commercial Parking Lots?
Bill Keller / March 31, 2026 
Potholes don’t show up overnight. They’re the result of damage that builds over time, often starting small and going unnoticed until it turns into a bigger, more expensive problem.
For property and facility managers, understanding what causes potholes is the first step to preventing them and avoiding disruptive repairs.
Here’s what’s really behind pothole formation in commercial parking lots.
Here’s What Causes Potholes
1. Water Infiltration
Water is the number one cause of potholes.
When water seeps into cracks in the asphalt, it reaches the base layer underneath. As traffic passes over the area, the weakened base starts to shift and break down.
Eventually, the surface can no longer hold up, and a pothole forms.
Even small cracks can let in enough water to start this process.
2. Freeze-Thaw Cycles
In colder climates, freeze-thaw cycles make the problem worse.
Water that enters cracks freezes and expands. When it thaws, it contracts. This repeated expansion and contraction widens cracks and weakens the surrounding asphalt.
Over time, the surface breaks apart under pressure from vehicles.
This is why potholes often appear or worsen after winter.
3. Heavy Traffic and Load Stress
Commercial parking lots deal with more than just passenger vehicles.
Delivery trucks, service vehicles, and constant traffic put significant stress on the pavement. If the asphalt or base isn’t strong enough to handle those loads, it begins to deteriorate.
Weak areas eventually give way, especially where vehicles stop, turn, or idle.
4. Poor Drainage
If water isn’t draining properly, it will sit on the surface or seep into the pavement.
Standing water accelerates deterioration and increases the likelihood of potholes forming in those areas.
Common drainage issues include:
- Low spots in the pavement
- Improper grading
- Clogged or damaged drains
Without proper drainage, even newly repaired areas can fail.
5. Aging Asphalt
Asphalt doesn’t last forever.
Over time, exposure to sunlight, oxygen, and weather causes it to dry out and become brittle. This process is called oxidation.
As the surface loses flexibility, it becomes more prone to cracking. Once cracks form, water can enter and start the pothole cycle.
6. Poor Installation or Previous Repairs
Not all pavement is built the same.
If the original installation was done incorrectly, or if repairs were poorly executed, the pavement may not have the structural strength it needs.
Common issues include:
- Inadequate base preparation
- Improper compaction
- Low-quality materials
These weaknesses often show up later as recurring potholes in the same areas.
7. Lack of Preventative Maintenance
Most potholes are preventable.
Without regular maintenance like crack sealing and sealcoating, small issues are left exposed. Over time, they develop into larger problems that require more extensive repairs.
Preventative maintenance acts as a barrier, protecting the pavement from water and wear.
What This Means for Property Managers
Potholes are rarely just surface problems. They’re usually a sign that something underneath the pavement has already started to fail.
That’s why simply filling potholes without addressing the root cause often leads to repeat issues.
A more effective approach is to identify early warning signs like cracks, drainage problems, or surface wear and address them before they escalate.
How to Prevent Potholes
While you can’t eliminate wear and tear, you can reduce the likelihood of potholes by staying proactive.
A solid approach includes:
- Regular inspections to catch early damage
- Prompt crack sealing to keep water out
- Sealcoating to protect the surface
- Addressing drainage issues early
- Scheduling repairs before damage spreads
These steps extend the life of your pavement and reduce long-term costs.
Get Ahead of Potholes Before They Spread
If potholes are starting to appear, it’s usually a sign of broader wear across your parking lot.
Rose Paving works with property and facility managers to identify the root causes of pavement damage, not just the visible symptoms. By addressing underlying issues and planning repairs strategically, you can avoid recurring problems and unexpected costs.
Request a pavement evaluation to understand what’s causing the damage and what steps will actually fix it long term.
Frequently Asked Questions
Why do potholes keep coming back in the same spot?
Recurring potholes usually indicate an underlying issue such as base failure or poor drainage. Surface repairs alone won’t last if the root cause isn’t fixed.
Are potholes dangerous for liability?
Yes. Potholes can create trip hazards for pedestrians and damage vehicles, increasing the risk of complaints, claims, or liability issues.
How quickly should potholes be repaired?
As soon as possible. Potholes tend to grow quickly, especially under traffic and weather exposure, leading to more expensive repairs if delayed.
Can potholes be repaired in cold weather?
Temporary repairs can be made in colder conditions, but permanent fixes are more effective in warmer weather when materials can properly cure.
What’s the difference between patching and full-depth repair?
Patching addresses surface-level damage, while full-depth repair removes and replaces the damaged asphalt and base. The right solution depends on how deep the damage goes.
Director of National Operations – Bill has over 20 years’ experience in the construction industry. Prior to joining Rose Paving in 2008, he worked for a National Home Builder managing the construction of single and multi-family homes. During his time at Rose Paving, Bill has had several roles including Senior Project Manager, Director of Operations – Los Angeles, Director of Operations – East, and Director of National Operations. He is now Vice President and responsible for all sales and operations in the Northeast and Southeast regions. In addition, Bill is an active member of Vistage and holds several state contractor licenses. He received a Bachelor of Science degree from the University of Illinois and an MBA from Louisiana State University. In his spare time, Bill enjoys investing in real estate, golfing and spending time with his wife, Amanda, and their three children.
