Parking Lot Condition Assessment in Sherwood, Oregon

Quick Verdict

A parking lot condition assessment in Sherwood is a structured inspection that scores your pavement, maps the failures, and turns a rough-looking lot into a ranked, budgeted repair plan. It documents cracking, potholes, drainage, striping, and ADA issues, then assigns a condition score so you fund repairs in priority order. In Sherwood, where fast growth has produced a mix of newer OR-99W retail lots and older Old Town pavement, all sitting on water-holding Tualatin Valley clay, an honest assessment tells you whether your lot needs preventive care or real repair. This guide explains what the inspection covers, how to read the report, and how Washington County conditions shape the findings.

What the Assessment Measures

A real pavement inspection for Sherwood commercial property looks at both the surface and the structure, then documents it so the report holds up for budgeting and for comparing bids.

• Surface distress. Cracking type and severity, potholes, raveling, rutting, and depressions, measured and mapped.
• Drainage. Where water pools after rain, whether grades push runoff to inlets, and whether birdbaths signal a soft base.
• Striping and markings. Faded stalls, worn fire lanes, and arrows that no longer read clearly.
• ADA compliance. Accessible stall count, slopes, access aisles, and signage — the highest-liability items.
• Structural clues. Alligator cracking, pumping, and edge failure that point to a failing base.

The output is a condition score plus a distress map. The scoring framework comes from our commercial parking lot maintenance plan pillar, which shows how the numbers drive a budget.

Why Sherwood Conditions Change the Findings

Sherwood's rapid Tualatin Valley growth has left it with a wide range of pavement ages. An assessment of a newer retail lot near OR-99W is mostly about catching the first cracks and confirming drainage works before the warranty period ends. An assessment of an older Old Town lot is about finding how far deferred cracking has gotten and whether the base is still sound. The inspection adapts to which one you have.

The constant is the ground. Sherwood's low valley setting near the Tualatin River means the sub-grade is water-holding clay that stays saturated through long wet winters. A good assessment focuses on the low spots, the lot edges, and anywhere downspouts dump onto asphalt, because that is where clay-driven failure starts. Steady OR-99W traffic adds wheel-path distress that gets weighted heavily.

Reading the Assessment Report

A useful report ranks problems so you know what to fund first.

Priority	What it means	Typical action
Safety / liability	Trip hazards, ADA gaps, failed fire lane	Fix now
Active failure	Potholes, alligator areas, open cracks	Repair this season
Preventive	Sound surface, aging seal, hairline cracks	Seal and crack-fill on schedule
Monitor	Minor wear, good drainage	Re-inspect next year

If your report is just a price to repave, it is a sales pitch, not an assessment. A proper inspection lets you defer what can wait and act on what cannot — and on a newer Sherwood lot, it usually confirms that low-cost preventive work is all you need. Pair it with a Sherwood maintenance plan so the findings turn into scheduled action.

How Often to Assess a Sherwood Lot

Most Sherwood commercial and HOA lots benefit from a formal assessment every two to three years, with a quick visual check each spring after the wet season. Newer lots are worth an early assessment to catch warranty-period issues; high-traffic OR-99W retail and any lot already showing alligator cracking should be assessed annually so failures are caught before they spread.

What an Assessment Costs

Assessment pricing depends on lot size, how much measurement and documentation you want, and whether you need a full distress map or a walk-and-rank summary.

Industry Baseline Range: a professional condition assessment for a typical Sherwood commercial lot runs in the range of $300 to $1,200+, with larger multi-building sites costing more. 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

Many reputable contractors credit or waive the assessment fee when you award them the work. In Washington County, timing is the bigger lever: the short Oregon season fills crew calendars fast, so a late-winter assessment lets you schedule repairs before the season books out. A "free" assessment that exists only to sell you a repave is usually the most expensive option over five years.

Turn the Assessment Into a Plan

The assessment is the starting point; the value is acting on it in priority order. Cojo provides asphalt maintenance services across Sherwood and the Tualatin Valley, and our reports are written to be used, not filed. For the local picture, see our guide to commercial maintenance in Sherwood. Request an assessment and we will score your lot before you spend on anything.