Quick Verdict
A parking lot maintenance plan for Canby, Oregon is a multi-year written schedule that spaces out crack sealing, sealcoating, striping, and repairs so your asphalt stays out of the expensive repave cycle. For a property manager in Clackamas County, the plan needs to respect Willamette Valley clay soil — which holds water and moves seasonally — and the short May-to-October work window. A good plan roughly doubles a lot's service life and converts surprise capital costs into predictable annual line items. The key is planning a season ahead so the work gets done before crews fill up.
Why a Written Plan Beats Reacting
Most parking lots in Canby are not maintained on a plan — they are fixed when something breaks. That is the most expensive way to own a lot. By the time a pothole opens up, water has already reached the clay base, and the cheap preventive fixes are no longer enough.
A maintenance plan replaces that. It puts the low-cost tasks — sealing, sealcoating, striping — on a calendar so the surface never deteriorates to the point of reconstruction. For a property manager handling paving in Canby, a plan also makes budgeting simple: you know roughly what next year's asphalt line item looks like. Our commercial parking lot maintenance plan guide lays out the full strategy.
What the Plan Covers
A Canby maintenance plan should include:
- Annual condition check every spring to grade the lot and update priorities.
- Crack sealing to keep water out of the clay base — the highest-return task in the valley.
- Sealcoating on a set cycle to fight oxidation and shed water.
- Striping and ADA repainting to keep the lot compliant and safe.
- Drainage upkeep so water leaves the surface fast and the base stays dry.
- Targeted repairs to patch failures while they are small.
A Sample Multi-Year Plan
| Year | Core Work |
|---|---|
| Year 1 | Assessment, crack seal, restripe |
| Year 2 | Crack seal, drainage check |
| Year 3 | Sealcoat, restripe, crack seal |
| Year 4 | Crack seal, targeted patching |
| Year 5 | Assessment, sealcoat, restripe |
Timing Around Canby's Weather
Oregon's sealing and paving season runs roughly May through October because crack sealant and sealcoat need warm, dry surfaces to cure. In Canby, the wet valley spring and fall make that window tight, so the smart property manager books slots in early spring before Clackamas County crews fill up. A rained-out week in June can push everyone's schedule by weeks.
Clay soil makes timing matter even more. Getting cracks sealed before the wet season keeps winter water out of the base — and a dry base is what prevents the pothole that triggers a repair call.
What the Plan Costs
The whole point of a plan is to trade one big unpredictable bill for small predictable ones.
Industry Baseline Range: averaged over the cycle, parking lot maintenance commonly runs in the range of $0.15 to $0.40 per square foot per year for crack sealing, periodic sealcoating, and striping, while a full repave runs several dollars per square foot+. 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.
For a deeper look at how those numbers break down, see our maintenance cost per square foot guide.
Current Market Reality
Asphalt and sealcoat prices move with the oil and asphalt index, and labor tightens during the summer rush. On Canby's clay, deferring maintenance is especially risky because water damage compounds once the base softens. A maintained lot almost always costs less over a decade than one reconstructed after neglect.
How Cojo Builds Your Canby Plan
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 its condition, and hand you a written multi-year calendar with the tasks and timing laid out. You approve the work season by season, and we keep the plan current with each spring's check.
To put your Canby property on a real maintenance plan, build my plan or explore our asphalt maintenance services.