Parking Lot Condition Assessment in Canby, Oregon

Quick Verdict

A parking lot condition assessment in Canby, Oregon is a documented inspection that grades your asphalt's surface, base, drainage, and striping so you know exactly what it needs before you spend a dollar. On the Willamette Valley clay around Clackamas County, an honest assessment separates surface problems you can fix cheaply from base failures that need real repair. The report gives you a condition grade, a prioritized list of issues, and a rough budget — which is how you avoid both over-spending and the surprise pothole. It is the first step in any smart maintenance plan.

What a Condition Assessment Actually Is

A condition assessment is a walk of your entire lot by someone who knows pavement, paired with a written report. It is not a sales pitch — it is a diagnosis. The inspector grades the surface, looks for signs of base failure, checks how water moves off the lot, and notes safety and compliance issues like faded ADA markings.

For a property manager in Canby, the value is clarity. Instead of guessing whether a lot needs sealcoat or reconstruction, you get a grade and a priority list. Our statewide condition assessment guide explains the grading approach we use across Oregon.

What Gets Inspected on a Canby Lot

A thorough pavement inspection for a Canby commercial property covers:

• Cracking. Type and severity — transverse and longitudinal cracks are surface issues; alligator (fatigue) cracking signals base failure.
• Surface condition. Raveling, oxidation, potholes, and patches that tell you how the asphalt is aging.
• Drainage. Where water ponds, whether catch basins are clear, and whether the slope still sheds water — critical on valley clay.
• Base stability. Soft spots, depressions, and pumping that point to a saturated or failing base.
• Striping and ADA compliance. Faded stalls, fire lanes, and accessible spaces.

What the Cracking Tells You

What you see	What it usually means
Thin straight cracks	Surface aging — seal them
Cracks tracing old joints	Reflective cracking
Interconnected "alligator" cracks	Base failure — needs repair
Potholes	Water has reached the base
Ponding water	Drainage or slope problem

The biggest call an assessment makes is whether cracking is cosmetic or structural. That decision drives everything — and on Canby's clay, the base is where the money is.

Why Canby's Clay Changes the Read

Canby sits on the deep clay of the Willamette Valley floor, between the Willamette and Molalla rivers. That clay swells when wet and shrinks when dry, flexing the asphalt above it season after season. A good assessment in Canby pays extra attention to drainage and base stability, because a saturated clay base is what turns a few cracks into a full failure.

This is why two lots that look similar on the surface can need very different work. A condition assessment cuts through that — if the base is sound, you maintain; if it is failing, you plan for repair. From there, our resurfacing vs. replacement guide helps you weigh the next step.

What an Assessment Leads To

The report turns into a plan. A typical Canby assessment produces:

• A condition grade for the lot overall and by section.
• A prioritized issue list — safety first, then base, then surface, then cosmetic.
• A rough budget so you can plan the fiscal year.
• A timeline tied to Oregon's May-to-October work window.

Industry Baseline Range: a professional condition assessment is often modest or rolled into a maintenance proposal, while the repairs it identifies range from cents per square foot for sealing up to several dollars per square foot for full reconstruction+. 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

The value of an assessment is that it stops you from paying for the wrong fix. Sealcoating a lot with a failed base wastes money; reconstructing a lot that only needs crack sealing wastes more. In a market where asphalt prices move with the index and crews book out early, knowing exactly what you need lets you budget and schedule before the summer rush.

Getting an Assessment in Canby

Cojo is CCB licensed and insured and serves Canby and Clackamas County along the OR-99E and I-5 corridors. We walk your lot, grade it honestly, and hand you a written report with priorities and a rough budget — no pressure to buy work you do not need. From there you can build a maintenance plan or move straight to repairs.

To get a clear read on your Canby lot, schedule an assessment or learn more about our asphalt maintenance services.