Parking Lot Maintenance Plan for Tualatin, Oregon Properties

Quick Verdict

A parking lot maintenance plan for a Tualatin property is a written, multi-year schedule that says what gets done to your lot, when, and roughly what it costs. Instead of reacting to potholes and complaints, you spread crack sealing, drainage work, sealcoating, striping, and repairs across a predictable cycle that fits the wet Willamette Valley climate and the heavy clay common in this part of Washington County. For property managers running Tualatin sites, that plan turns pavement from a surprise expense into a defensible line item. This guide lays out how to build one.

Why a Plan Beats Reacting

Most lots in Tualatin get fixed only when something fails — a pothole opens, lines vanish, a tenant complains. That reactive pattern is the most expensive way to own pavement. Small problems a plan would have caught cheap turn into big ones, especially when water that should have been sealed or drained off reaches the clay base and softens it from below.

A plan flips that. You know this is a crack-seal and drainage year, next year is a seal-and-stripe year, and you have budgeted for it. For a property manager juggling several metro and industrial sites, that predictability is the whole value. The statewide framework is in our statewide maintenance plan guide.

Start With What You Have

Every plan starts from a real read of the lot. A condition assessment rates the surface, cracking, drainage, and striping and sorts findings into immediate, near-term, and planned. That gives you the starting point and priorities. Walk through that step in our start with a condition assessment guide before setting a schedule.

In Tualatin, the assessment should flag drainage and base-related cracking hard. On the low river-valley floor, heavy clay and a high water table drive most failures, so where water sits and how the base is moving shapes the whole plan.

A Realistic Tualatin Maintenance Cycle

Here is how a typical commercial lot in Washington County phases its work across years:

Year	Focus	Why
Year 1	Assessment, crack seal, drainage cleanup	Stop water at cracks and inlets first
Year 2	Sealcoat and full restripe	Water and UV protection, fresh layout
Year 3	Assessment, crack seal touch-up	Catch new cracks before winter
Year 4	Monitor, minor repair	Hold the line
Year 5	Sealcoat and restripe again	Reset the cycle

The cadence flexes with traffic, soil, and condition, but the pattern holds: keep water out and off, recoat every two to three years, restripe with every seal. On a clay site, the drainage line items earn their keep. The local execution lives in our commercial maintenance in Tualatin guide.

Budgeting the Plan

A plan only works if the numbers are real. Pricing depends on lot size, soil, condition, access, and repair needs, so build the budget off your assessment, not a flat rate.

Industry Baseline Range: sealcoating commonly runs in the range of $0.15 to $0.35 per square foot, crack sealing in the range of $0.50 to $3.00+ per linear foot, and restriping is priced per stall or per linear foot of line. Drainage corrections are priced by scope. 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

Asphalt and oil prices move material costs year to year, and the metro area's short summer window means crews fill up fast. Building your plan a season ahead lets you book early and bundle crack seal, sealcoat, and striping into one mobilization, which beats separate trips on cost.

Tailoring the Plan to Your Property Type

Different Tualatin properties wear differently. A distribution or industrial site near the I-5/I-205 interchange takes loaded truck traffic that works soft clay subgrade hard, so its plan leans on base monitoring and drive-lane repair. A retail center sees heavy turnover and needs tighter striping cycles. An office or tech-campus lot trades on appearance and ADA compliance. The plan should reflect how your specific lot is used and how water and clay behave under it — that is the difference between property-manager paving that holds and a generic template.

Build Your Tualatin Plan With Cojo

Cojo is CCB licensed and insured and serves Tualatin, Washington County, and the I-5 and I-205 corridors across Oregon. We will assess your lot, build a multi-year schedule and budget around it, and phase the work to the wet climate and your site's clay and drainage. See our asphalt maintenance services for what the cycle includes, and talk through your plan when you want it built around your property.