Commercial Parking Lot Maintenance in Tigard, Oregon

Quick Verdict

Commercial parking lot maintenance in Tigard is the scheduled program of crack sealing, sealcoating, striping, drainage care, and repair that keeps a high-traffic retail or office lot serviceable for two decades. Tigard sits inside the busy triangle of Highway 99W, Highway 217, and Interstate 5, with major retail like Washington Square and the redeveloping Tigard Triangle pulling heavy daily traffic across Tualatin Valley clay soils. Those wet winters keep water in the base while constant turnover wears stripes and surface. A consistent maintenance program protects pavement and limits liability at a fraction of reconstruction cost. This guide covers the work, the Washington County conditions that shape it, and how to budget.

What Commercial Maintenance Covers

Maintenance is a coordinated set of tasks run on a schedule, not a single service:

• Crack sealing to keep water out of the base before cracks spread
• Sealcoating to protect the surface from oxidation, UV, and rain
• Restriping to keep stalls, fire lanes, and ADA markings visible and compliant
• Sweeping and drainage care to keep debris and standing water off the lot
• Targeted patching to stop localized failures from growing

For a Tigard commercial property, the payoff is small, predictable preventive spending instead of a large, disruptive tear-out. That is the logic behind our commercial parking lot maintenance plan.

Why Tigard Conditions Drive the Schedule

Tigard sits in the Tualatin Valley on the heavy clay soils common across Washington County, with Fanno Creek winding through. Ground stays damp much of the year, and a saturated clay sub-base is what moves and cracks asphalt from below. We do not get the deep freeze-thaw that hammers pavement east of the Cascades, but the long wet season is a relentless, slow stress on every lot.

Traffic is the other half of the story. Few Oregon cities pack as much commuter-retail volume into a small area as Tigard does at the 99W, 217, and I-5 triangle. Lots at and around Washington Square, the Tigard Triangle, and the Highway 99W retail strip see heavy turnover all day, which wears striping fast and concentrates load in entrances and drive lanes. Keeping water out of the base and stripes visible are the two priorities a Tigard program manages closely.

The Tigard Priority Order

1. Drainage — clear catch basins and correct low spots before winter
2. Crack sealing — annually, to block water entry
3. Sealcoating — every two to three years to protect the surface
4. Striping — refresh on the sealcoat cycle, verify ADA compliance
5. Patching — address failures while they are still small

Maintenance Cycle at a Glance

Task	Typical Frequency	Tigard Note
Inspection	Spring and fall	Pre- and post-wet-season check
Crack sealing	Annually	Critical on clay sub-base
Sealcoating	Every 2–3 years	Wet climate accelerates oxidation
Restriping	With sealcoat	High retail turnover wears stripes fast
Drainage check	Before winter	Prevents standing-water base damage

A condition assessment in Tigard is the right first step if you do not already know where each lot sits on this cycle. It separates surface aging that sealcoat can fix from structural failure that needs repair before any surface work.

Budgeting Commercial Maintenance

The financial case is strong and consistent: routine care costs a small share of reconstruction.

Industry Baseline Range: annual preventive maintenance for a commercial Tigard lot typically runs in the range of $0.15 to $0.40 per square foot per year for crack sealing and sweeping, with sealcoat cycles adding roughly $0.15 to $0.35 per square foot every two to three years+. These are industry baseline ranges for planning only — actual pricing depends on lot size, access, condition, and current market conditions. Get a site-specific quote.

Current Market Reality

Sealer and asphalt prices track the oil and asphalt index, and Washington County crews book the summer dry window early. High-traffic Tigard retail lots often need night or phased work to avoid disrupting business, which is worth planning for. Booking sealcoat and striping before the May-to-October season opens usually means better pricing and a clear date. Reactive maintenance costs more over five years than a planned program.

Build It Into a Plan

A documented plan keeps a Tigard lot healthy long term. A Tigard maintenance plan assigns inspection dates, schedules sealcoat and stripe cycles, and lists repair priorities so the work happens before the failures do.

Cojo provides asphalt maintenance services throughout Tigard and Washington County. Get a maintenance quote and we will inspect your lots, rate their condition, and lay out a cycle that fits your property and budget.