Cracks in commercial concrete are common, but that doesn’t mean they should be ignored.
A small crack in a sidewalk may be relatively minor. Cracking across a heavily traveled parking lot, warehouse slab, loading area, or commercial driveway can indicate a much bigger problem.
So how do you know what you’re dealing with?
Does cracked commercial concrete need to be repaired, or does it need to be replaced?
Not every crack means the concrete needs to be replaced. Small, stable cracks may be candidates for repair, while widespread cracking, settlement, severe deterioration, or movement can make partial or complete replacement the better long-term solution. The key is determining why the concrete cracked in the first place.
Covering a crack without addressing the underlying cause may only postpone the problem.
Why Does Commercial Concrete Crack?
Concrete is extremely durable, but it isn’t indestructible.
Commercial concrete can be subjected to significantly different conditions than a typical residential patio or driveway. Parking lots, warehouse floors, loading areas, sidewalks, and commercial entrances may experience constant traffic, heavy vehicles, equipment loads, weather exposure, and ground movement.
Cracking can result from several factors, including:
- Poor site preparation
- Soil movement
- Inadequate drainage
- Heavy vehicle traffic
- Excessive loads
- Improper concrete thickness
- Improper curing
- Temperature changes
- Water intrusion
- Settlement
- Normal shrinkage
Determining the cause is important because repairing the visible crack doesn’t necessarily correct the problem underneath it.
Are All Cracks in Commercial Concrete a Problem?
No. The size, location, pattern, depth, and movement of a crack all matter.
Concrete naturally expands, contracts, and shrinks. As a result, some minor cracking can occur without indicating a serious structural problem.
What should concern a property owner is a crack that appears to be getting larger, is accompanied by settlement, creates an uneven surface, or is part of widespread deterioration.
A crack across a lightly used area isn’t necessarily the same issue as cracking where delivery trucks repeatedly enter a loading area.
Commercial concrete needs to be evaluated based on how the surface is actually being used.
When Can Cracked Commercial Concrete Be Repaired?
Repair may be appropriate when the damage is relatively localized and the surrounding concrete remains stable and structurally sound.
For example, a repair may be considered when there are isolated cracks but no significant settlement or widespread deterioration.
The goal should be more than simply making the crack less visible.
An experienced commercial concrete contractor should consider what caused the damage and whether the underlying conditions are stable.
Otherwise, the repaired area may crack again.
When Should Commercial Concrete Be Replaced?
Replacement may make more sense when the concrete has extensive cracking, significant settlement, severe deterioration, or underlying problems that cannot be corrected with a surface repair.
Warning signs can include:
- Multiple interconnected cracks
- Large sections of broken concrete
- Significant vertical displacement
- Sinking or settled slabs
- Severe surface deterioration
- Repeated failures after previous repairs
- Damage caused by inadequate base preparation
- Concrete that no longer supports the loads placed on it
The decision doesn’t always mean replacing an entire parking lot or commercial slab.
In some situations, only the failed sections need to be removed and replaced.
Can You Replace Only the Damaged Section of Commercial Concrete?
Yes. Depending on the condition of the surrounding concrete, damaged sections can sometimes be removed and replaced without replacing the entire area.
This can be particularly useful for commercial properties.
A parking lot, loading area, driveway, or walkway may have one section that has failed while the surrounding concrete remains in good condition.
Selective replacement can potentially:
- Address the underlying problem
- Restore a damaged section
- Reduce unnecessary demolition
- Limit disruption to the property
- Extend the useful life of the surrounding concrete
The existing concrete still needs to be evaluated to determine whether partial replacement is practical.
What Does Sinking or Uneven Concrete Mean?
Cracks accompanied by sinking or uneven slabs deserve additional attention.
The problem may not be the concrete itself.
It may be what’s happening underneath it.
Commercial concrete depends heavily on proper site preparation. If the subgrade wasn’t properly prepared or compacted, or if water has affected the supporting soil, sections of concrete can settle.
That can lead to:
- Cracking
- Uneven surfaces
- Low areas that collect water
- Trip hazards
- Continued deterioration
This is why proper site preparation is so important in commercial concrete construction.
Simply filling a crack won’t necessarily stop the slab from continuing to move.
Can Poor Drainage Damage Commercial Concrete?
Yes. Drainage can play an important role in the long-term performance of commercial concrete.
Water that repeatedly collects around or underneath concrete can contribute to soil movement, erosion, and deterioration.
Standing water can also indicate that the concrete no longer has the proper slope or that sections have settled.
A commercial concrete evaluation should therefore look beyond the visible damage.
If water is contributing to the problem, correcting the drainage issue may be an important part of preventing future damage.
Can Heavy Trucks Cause Commercial Concrete to Crack?
Commercial concrete should be designed for its intended use.
A parking area primarily used by passenger vehicles has different demands than a loading area regularly used by delivery trucks, tractor-trailers, or heavy equipment.
Repeated heavy loads can contribute to concrete failure when the pavement wasn’t designed or constructed for those conditions.
Factors such as:
- Concrete thickness
- Reinforcement
- Base preparation
- Joint placement
- Concrete strength
- Expected traffic
can all influence how well the concrete performs.
That’s why commercial concrete construction shouldn’t be approached as simply pouring a thicker residential driveway.
The intended use needs to be considered before construction begins.
What Happens If You Ignore Cracked Commercial Concrete?
A small problem can become more expensive if the underlying cause continues.
Cracks can allow moisture into the concrete and supporting materials. Movement may continue. Edges can deteriorate. Sections may become uneven.
For a commercial property, damaged concrete can also affect how customers, employees, tenants, and vendors use the property.
Problems can eventually include:
- Rough driving surfaces
- Uneven walking areas
- Standing water
- Deteriorating entrances
- Damaged loading areas
- Larger sections of failed concrete
Addressing damage early gives the property owner an opportunity to determine what’s happening before the affected area becomes larger.
Is It Better to Keep Repairing Concrete or Replace It?
There comes a point when repeated repairs stop making financial sense.
If the same section keeps cracking or settling, another repair may only provide a temporary solution.
Property owners should consider the bigger picture:
How old is the concrete?
How widespread is the damage?
Are previous repairs failing?
Is the concrete still moving?
Does the area support heavy commercial traffic?
Is poor drainage or soil movement contributing to the problem?
Would replacing the failed section provide a better long-term solution?
The least expensive repair today isn’t necessarily the least expensive solution over the life of the property.
How Can Businesses Prevent Commercial Concrete From Cracking?
You can’t guarantee that concrete will never develop a crack, but proper planning and construction can reduce the likelihood of premature failure.
That starts before the concrete truck arrives.
Important considerations include:
- Proper site preparation
- Appropriate soil compaction
- Good drainage
- Correct concrete thickness
- Appropriate reinforcement
- Proper joint placement
- Correct concrete mix
- Proper finishing
- Adequate curing
- Designing for expected traffic and loads
This is particularly important for parking lots, warehouses, loading areas, commercial driveways, sidewalks, and other high-use surfaces.
Hernandez Concrete’s current rankings provide a good example of why we’re emphasizing this area. “What Goes Into Commercial Concrete Construction: From Planning to Pouring” has reached #3, while commercial repair, commercial slabs, parking lot paving, and warehouse foundation terms still have significant room to grow.
Frequently Asked Questions About Cracked Commercial Concrete
Can cracked concrete be repaired without replacing it?
Yes, in some cases. Small or localized cracks may be repairable if the surrounding concrete remains stable and the underlying cause doesn’t require more extensive work.
Does a crack mean a concrete slab is failing?
Not necessarily. Some minor cracking can occur in concrete. The size, pattern, movement, location, and condition of the surrounding slab should all be considered.
Should you repair cracks in a commercial parking lot?
Cracks should at least be evaluated. Repair may be appropriate for localized damage, while widespread cracking, settlement, or deterioration may require replacement.
Can a cracked section of concrete be replaced without replacing the entire parking lot?
Potentially, yes. Individual failed sections can sometimes be removed and replaced while leaving sound concrete in place.
Why does newly poured concrete crack?
Several factors can contribute to cracking, including shrinkage, curing conditions, temperature, site preparation, joint placement, and other construction or environmental conditions.
Can water underneath concrete cause cracking?
Water can contribute to erosion or changes in the supporting soil, which can result in settlement and cracking. Proper drainage is an important part of commercial concrete performance.
How do I know whether commercial concrete should be repaired or replaced?
The best approach is to evaluate both the visible damage and its cause. The extent of cracking, settlement, deterioration, underlying base conditions, drainage, and intended use of the concrete can all affect the decision.
Repair the Problem, Not Just the Crack
When commercial concrete starts cracking, the visible damage only tells part of the story.
The bigger question is:
Why did it crack?
If the surrounding concrete is sound and the problem is isolated, repair may be sufficient.
If you’re seeing widespread cracking, settlement, recurring failures, drainage problems, or deteriorated concrete, replacing the affected sections may provide a better long-term solution.
For a commercial property, that decision should consider more than appearance. Parking lots, driveways, warehouse floors, sidewalks, loading areas, and other concrete surfaces need to withstand the demands placed on them every day.
Need Commercial Concrete Repair or Replacement in DFW?
Hernandez Concrete provides commercial concrete services for businesses, property owners, contractors, and commercial facilities throughout the Dallas-Fort Worth area.
Whether you’re dealing with cracked concrete, a deteriorating parking lot, damaged sidewalks, commercial driveways, or concrete that may need to be removed and replaced, our team can evaluate the project and help determine an appropriate solution.
From site preparation and new commercial concrete construction to repairs and replacement, Hernandez Concrete focuses on building concrete surfaces designed for the demands of the property.
Contact Hernandez Concrete today to discuss your commercial concrete repair or replacement project in DFW.