Major retailers are no longer waiting for cracks to appear—they’re using predictive analytics to manage asphalt performance across the country. Here’s how it’s changing the paving industry.
Pavement Planning Has Gone Digital
You won’t find it in a store flyer or company press release, but one of the most valuable assets on a retailer’s balance sheet isn’t the inventory—it’s the parking lot. And increasingly, it’s not a foreman or property manager deciding when it gets fixed. It’s an algorithm.
The Rise of Pavement Condition Index (PCI)
Traditionally, parking lot maintenance followed a reactive pattern. Asphalt was milled, patched, or sealcoated only after visible damage appeared. But as national portfolios grew, retailers needed a standardized way to manage hundreds or thousands of locations.
Enter the Pavement Condition Index (PCI)—a 0–100 scoring system developed by the U.S. Army Corps of Engineers to measure pavement quality based on surface distress, structural stability, and ride quality. This index now forms the basis of many predictive maintenance programs used by national chains.
Retailers Turn to Data-Driven Decisions
Today, companies like Walmart, Lowe’s, and Home Depot rely on pavement consultants and tech platforms such as Roadbotics and StreetScan to capture real-time surface data using AI, smartphone imaging, and GIS mapping.
These platforms generate reports that guide facility teams on when to act—whether that means repaving a parking lot, crack sealing, or full-depth reclamation. Contractors who understand this data-first approach are winning long-term contracts by blending traditional skill with digital reporting.
Contractors Are Being Asked to Do More
For paving firms like Maisano Bros. Inc., this shift means adapting not only in the field but in the office. Facility managers now expect full PCI reports, photographic documentation, and lifecycle cost projections with every bid.
“We’re not just laying asphalt anymore—we’re laying infrastructure intelligence,” says Tom Reed of InfraSight Analytics. “Retailers want predictable costs, longer lifespans, and clean data trails. The contractors who understand that will own the future.”
The Bigger Picture: Smarter Asphalt Management
According to the Federal Highway Administration (FHWA), preventative treatments like sealcoating and crack sealing can extend asphalt life by 5–10 years. For national retailers, this could mean saving millions in capital expenses over the next decade.
It’s a future where asphalt surfaces aren’t just repaired—they’re proactively managed based on real-world performance data. And that’s creating new opportunities for contractors who are ready to lead with transparency, speed, and strategy.
Want to Future-Proof Your Commercial Pavement?
At Maisano Bros. Inc., we combine hands-on expertise with forward-thinking solutions for commercial asphalt paving, milling & reclaiming, and preventative maintenance across the East Coast and Midwest. Contact us today to request a pavement evaluation or bid proposal.