Parking Lot Condition Assessment in Forest Grove, Oregon

Quick Verdict

A parking lot condition assessment in Forest Grove is a structured inspection that grades your pavement, documents every distress, and turns guesswork into a budget. A good assessment tells you whether your lot needs routine maintenance, targeted repair, or a full resurface — and roughly when. For Washington County property managers dealing with wet winters and clay soil, an assessment is the difference between planning your spend and reacting to potholes. This guide explains what gets inspected, how the scoring works, and what to do with the report.

What an Assessment Actually Measures

An assessment is more than a walk-around. A proper inspection of a Forest Grove lot documents the type, severity, and extent of every distress and ties it to a repair recommendation. The inspector is looking at:

• Cracking — type and density (transverse, longitudinal, block, alligator)
• Surface condition — raveling, oxidation, smoothness
• Deformation — rutting, depressions, birdbaths that hold water
• Drainage — inlet condition, ponding, grading problems
• Structural failures — potholes, base failure, pumping
• Striping and ADA — faded stalls, compliant accessible spaces and routes

Each finding gets a location, a severity, and a fix, so the report reads like a to-do list, not a vague summary.

How the Score Works

Most assessments use a Pavement Condition Index (PCI), a 0-to-100 score where 100 is brand-new and lower numbers mean more distress. The score steers the strategy:

PCI Range	Condition	Typical Action
86–100	Excellent	Preventive: sealcoat, crack seal
71–85	Good	Crack seal, sealcoat, minor patch
56–70	Fair	Patching plus surface treatment
41–55	Poor	Resurface / overlay candidate
0–40	Failed	Reconstruction likely

The point of the score is to catch a lot while it is still in the cheap-to-fix range. Our how PCI scoring works guide breaks down the math behind these bands.

Why Forest Grove Conditions Speed Up Decline

Forest Grove's spot in the western Tualatin Valley puts your asphalt over moisture-holding clay loam and through a long wet season. Water is the common thread in nearly every distress an inspector finds here. Cracks let it into the base, the saturated clay loses strength, and the surface fails faster than it would in a drier climate.

The few freeze-thaw cycles that reach Washington County each winter widen existing cracks and pop the edges of potholes. That is why an annual assessment matters more here than in a dry region — small problems compound quickly through one wet winter.

Turning the Report Into a Plan

An assessment is only useful if it drives action. A good report should hand you three things:

1. A prioritized repair list — safety and water-intrusion items first.
2. A maintenance calendar — what to do this year, next year, and in three years.
3. A budget range — so you can plan capital and operating spend.

Industry Baseline Range: a professional condition assessment for a typical commercial lot commonly runs in the range of a few hundred dollars for a small lot to well over $1,000+ for a large or multi-lot site, and is often credited toward the work that follows. 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

Forecasting matters because asphalt and sealer prices swing with the petroleum market, and Forest Grove crews fill their summer schedules early. An assessment done in spring gives you time to bid and book the dry-season work before the rush. If your report points toward an overlay decision, our resurfacing vs. replacement guide explains how to choose.

When to Get One

Get an assessment if your lot is more than a few years past its last major work, if you are buying or selling a Washington County property, if you are setting a capital budget, or if you simply have not had eyes on the pavement in a while. The cost of the inspection is trivial next to a tear-out you could have prevented with two years of crack sealing.

Book a Forest Grove Assessment

A clear-eyed assessment puts you in control of your pavement budget instead of reacting to failures. Cojo provides asphalt maintenance services and condition assessments across Forest Grove and Washington County. Schedule an assessment and we will grade your lot, document every distress, and hand you a plan you can actually budget around.