Have You Ever Wondered Why Your Parking Lot Looks Worse Every Winter?
Let’s talk about something every business owner and property manager in Metro Vancouver has noticed: Winter destroys parking lots, even when it rarely snows.
Ever thought about why that happens? Why the cracks seem bigger in February? Why new potholes appear after the first freeze? Why certain parts of your lot flood or freeze while others don’t?
It’s not just the weather.
It’s our specific weather, the Lower Mainland’s special blend of rain, cold snaps, freeze–thaw cycles, and traffic.
So let’s break down exactly how winter impacts commercial parking lots in places like Burnaby, Richmond, Surrey, Coquitlam, Port Coquitlam, and New Westminster… and what you can do to prevent expensive damage.
Winter in Metro Vancouver Isn’t “Light” — It’s Problematic
People think because we don’t get Alberta-style blizzards, our asphalt is fine. Wrong.
Here’s what matters: Frequent rain → quick drops in temperature → sudden thawing → heavy traffic.
That combination is brutal.
Water gets into tiny cracks, freezes overnight, expands, and forces your asphalt apart. The next day, it thaws… and drivers pound that weakened surface with thousands of vehicle movements.
Repeat that every week all winter long. What do you get?
- Potholes
- Crumbling edges
- Rutted surfaces
- Drainage failures
- Soft spots
- Alligator cracking
And almost every parking lot across the region deals with it.
Have you ever walked through your lot in January and felt like it aged 10 years in one week? You’re not imagining it.
Different Areas of Metro Vancouver Experience Winter Damage Differently
One thing we’ve learned, servicing commercial sites across the region, is that location absolutely matters. Winter doesn’t hit every area the same way.
Here’s a direct breakdown of what we see, year after year.
Burnaby (Brentwood, Big Bend)
Brentwood lots suffer from heavy traffic and dense development, water has nowhere to drain. Big Bend lots sit low, near river level, and flood easily during winter rain.
Common issues:
- Standing water
- Deep potholes
- Cracks that expand quickly
- Ice near shaded areas
If your lot is in these areas, winter exposes every weak spot immediately.
Richmond (Bridgeport, Ironwood)
Richmond is flat… and wet. Freeze–thaw cycles are more severe here because water lingers longer on the surface.
Expect:
- Widespread cracking
- Slippery surfaces
- Drainage failures
- Settling and sinking
Have you ever noticed how fast parking lots around Bridgeport deteriorate? There’s a reason: the constant moisture.
Surrey (Fleetwood, Cloverdale)
Fleetwood sees colder nights. Cloverdale gets more frost.
Both areas deal with:
- Hard freezes
- Rapid daytime thaw
- Surface stripping
- Freeze-related potholes
If you manage a commercial lot in Surrey, you know exactly how nasty those first cold snaps can be.
Coquitlam (Town Centre, Austin Heights)
Town Centre is busy, nonstop vehicle traffic pounds the pavement. Austin Heights sits at a higher elevation, so it freezes faster than the surrounding cities.
Result?
- Accelerated wear
- Alligator cracking
- Heaving asphalt
- Cracked ramps
Winter damage here multiplies fast.
So… What Can You Actually Do About It?
If you’re responsible for a commercial property, you can’t stop winter, but you can stop winter damage from becoming expensive.
Here’s what you should do:
1. Walk Your Lot During or Right After Rain
This is the best time to identify:
- Drainage issues
- Low spots
- Water flowing where it shouldn’t
- Ice formation zones
- Areas with constant puddling
Have you ever thought about using winter as your inspection window? It’s the perfect time to see the real problems.
2. Fix Cracks Before They Turn Into Potholes
A small crack filled with winter water becomes a pothole by March. A pothole left until summer becomes a resurfacing job.
Here’s what matters: Crack sealing in early spring saves thousands.
Your lot can’t wait until July.
3. Patch Soft Spots Immediately
If you notice “spongy” areas underfoot or under vehicle pressure during winter, that’s base failure. This means water has compromised the structure of your asphalt.
The solution? A professional patch, before it spreads.
4. Don’t Ignore Drainage Problems
One of the biggest winter revelations we see is poor drainage.
The good news?
Winter shows you exactly where the problems are.
This is what you should do:
Document every puddle.
Take photos of flooding.
Send them to Burnaby Blacktop.
We’ll tell you what’s minor and what needs attention.
5. Hire a Proactive Maintenance Partner
Burnaby Blacktop works with commercial properties all winter long, from retail plazas to office parks to industrial lots.
We know the signs.
We know the patterns.
We know what winter damage looks like before it even happens.
And if you’ve ever worked with a paving company that only reacts? You know how frustrating that is.
We’re not that company. We can build you a plan that includes:
- Crack sealing
- Patching
- Line painting in spring
- Asphalt resurfacing if needed
- Drainage corrections
- Parkade ramp repair
So your lot is protected year-round.
Burnaby Blacktop is here to help commercial properties across Metro Vancouver stay safe, functional, and protected all year long.
Request a winter parking lot assessment today. See the problems now, save money later.