If you’ve replaced the same tree in the parking lot twice, there’s a good chance the tree isn’t the problem. And replacing it a third time might just be another expensive lesson.
Parking lot islands rarely get much attention. They’re relatively simple and easy to overlook during property inspections. Yet these little patches of landscaping can generate a surprising number of maintenance expenses.
Dead trees, dead grass, failed shrubs, broken irrigation, damaged curbs, and the list goes on. One repair leads to another, and suddenly an area occupying a fraction of the parking lot is demanding a disproportionate share of the maintenance budget.
For property managers, the challenge isn’t just keeping these islands looking good. It’s recognizing when routine repairs are masking a more expensive underlying problem.
Your Trees Might Not Be Getting the Rain
Here’s something that surprises people: a tree surrounded by pavement can be struggling for water immediately after a heavy rainstorm.
Many parking lot islands are raised above the surrounding asphalt. Their curbs direct stormwater toward drains rather than into the planting beds. The plants receive only the rain falling directly on them, along with whatever irrigation provides.
Meanwhile, the surrounding pavement absorbs heat, increasing the stress on already limited growing space. Before replacing a struggling tree, consider where its water actually comes from.
Is the irrigation working properly? Does the soil retain enough moisture? Is rainfall reaching the roots?
A new tree won’t solve a water problem. It’ll simply inherit it.
The Bigger Problem Could Be Underground
Trees need more than enough room to fit their trunks. They need space for their roots to grow.
Unfortunately, the soil beneath parking lots is typically compacted to support vehicles and pavement. That creates a difficult environment for roots, which need access to air, water, and usable soil.
Limited soil volume and compaction can restrict tree growth. For property managers, this becomes particularly important when reviewing repeat replacements.
If multiple trees have failed in the same island, ask your landscape contractor to evaluate the growing conditions before recommending another species.
Sometimes improving the soil or enlarging the planting area is a better investment than continually replacing trees.
Winter Can Create Expenses You Won’t See Until Spring
In Chicagoland, parking lot islands often become convenient snow-storage areas. The problem is, what’s convenient for snow removal isn’t always convenient for landscaping.
Snow piles can introduce deicing salt into planting beds. Excessive salt can interfere with a plant’s ability to absorb water. This creates drought-like symptoms even when moisture is present.
The damage likely won’t become obvious until spring.
Before approving replacements, compare struggling plants with your property’s winter operations. Were those islands repeatedly buried in snow? Are the damaged plants closest to traffic or plowing routes?
These patterns can help identify the cause.
Sometimes the solution is adjusting snow-storage locations or selecting more salt-tolerant plants. Other times, physical protection or drainage improvements may be needed.
The important thing is to avoid the same problem next winter.
That Puddle Might Be Telling You Something
Not all parking lot islands are designed to handle water the same way.
Some contain engineered bioretention systems that collect and filter stormwater. Others are ordinary planting beds where water should drain without prolonged pooling.
Knowing the difference is important.
Stormwater systems require functioning inlets and suitable soils, as well as proper drainage. Sediment buildup or blocked openings can interfere with their performance.
If water regularly collects in an island, don’t automatically assume the plants need replacing.
Determine whether the issue involves drainage, soil conditions, or a stormwater feature that needs maintenance.
A small drainage problem can eventually affect much more than the landscaping.
Look at the History, Not Just the Invoice
Here’s a useful exercise before preparing next year’s maintenance budget.
Pull the previous two or three years of landscape work orders. Identify the islands that repeatedly required plant replacements, irrigation repairs, curb work, or drainage attention.
You may discover that a handful of locations account for much of the recurring expense.
Now ask your contractor to provide two options: the cost of another repair and the cost of correcting the underlying issue.
This is where routine maintenance and capital planning should meet. Improving root space or drainage before new pavement is installed may prevent more expensive disruptions later.
Also consider visibility at intersections and pedestrian access. Sometimes a modest redesign can solve several problems at once.
Small Spaces Deserve a Bigger Picture
Parking lot islands serve important purposes. They provide shade, help organize traffic, and improve a property’s appearance. But their value depends on whether they can perform those functions without constantly requiring the same repairs.
The next time a tree dies or an island needs attention, look beyond the immediate work order. A replacement may solve today’s problem, but understanding why the problem occurred could save years of unnecessary expenses.
After all, the most expensive landscape problem isn’t always the one with the biggest repair bill. Sometimes it’s the one you keep paying for.
Seth Eller is marketing director for Markham, Illinois-based landscaping firm Beverly Companies.
