Potholes: How Are They Formed and How to Prevent Them?

Potholes rarely appear all at once. In most cases, they develop gradually as pavement damage worsens over time. What starts as a small crack or weak spot can eventually grow into a costly repair if it is left untreated. For property managers and facility teams, knowing what causes potholes can help prevent major pavement issues, reduce repair expenses, and keep parking lots safer for customers and tenants.

Here’s a closer look at the common factors that lead to pothole formation in commercial parking lots.

Water infiltration is the main cause of potholes in asphalt pavement, by a long shot. Water trickles down into even the tiniest of cracks in asphalt pavement and eventually reaches the structural base layer. The base layer breaks down and gets weaker as each vehicle passes over the area. After continued damage, the pavement surface can no longer support traffic, which is when a pothole forms.

This process happens much quicker if there are apparent drainage issues on the parking lot. Whether the drainage issues are due to improper grading, clogged drains, or low spots in the pavement surface, they must be addressed and taken care of immediately upon noticing. Large puddles of standing water will speed up the deterioration of the asphalt by seeping into the pavement.

In places that endure cold winters, the freeze-thaw weather cycles are a big culprit in the formation of potholes, which is why potholes often appear or worsen during winter. Water from snowfall or rainfall enters pavement cracks, freezes, and expands. When temperatures return to above freezing and the ice thaws, it contracts. This constant expanding and contracting widens asphalt cracks and ruins the integrity of the pavement. Pavement that undergoes freeze-thaw cycles will eventually fall apart under the pressure of vehicle traffic.

Not all pavement is constructed to the same standard. When asphalt is installed improperly or repairs are completed without proper techniques, the pavement may lack the durability and support needed to withstand daily traffic and weather conditions. Some of the most common causes include poor base preparation, inadequate compaction, and inferior paving materials. Over time, these construction weaknesses can lead to repeated potholes developing in the same sections of pavement.

Commercial parking lots are exposed to far more than everyday car traffic. Heavy delivery trucks, fleet vehicles, and continuous vehicle movement place ongoing pressure on the pavement surface. When the asphalt or underlying base is not built to support that weight, deterioration can happen much faster. Over time, vulnerable areas begin to break down, particularly in spots where vehicles frequently stop, turn, or remain parked for extended periods.

Asphalt doesn’t last forever, but most potholes are preventable. Constant exposure to sunlight, air, and changing weather conditions gradually dries out the pavement and reduces its flexibility. This aging process, known as oxidation, makes asphalt more susceptible to cracking and surface damage. Once cracks appear, moisture can seep below the surface and begin weakening the pavement structure.

Many potholes can be avoided with routine maintenance. Services such as crack sealing and sealcoating help protect the pavement from water intrusion, traffic wear, and environmental damage. When minor issues are ignored, they often expand into more serious and costly repairs. Preventive maintenance helps extend pavement life and reduces the likelihood of major deterioration.

You can’t stop pavement from aging, but you can significantly lower the risk of potholes by taking a proactive maintenance approach.

An effective strategy typically involves:

1. Conducting routine inspections to identify early signs of deterioration
2. Fixing drainage problems before they lead to structural damage
3. Completing repairs before minor issues become costly problems
4. Sealing cracks promptly to prevent water infiltration
5. Sealcoating every 1.5 years to protect and preserve the surface

Staying ahead of these needs helps preserve pavement performance, extend its lifespan, and reduce overall repair expenses over time.

If you have a pothole issue on your property, it’s time to give Pavement Solutions a call at (815) 675-0696 or send us a request to learn how we can help.

Frequently Asked Questions:

Why do potholes appear in the same spot more than once?