Help! My driveway is a MESS!
My driveway is a mess but should I sealcoat, resurface, or replace my driveway?
While they have a fresh, black appearance and beautiful curb appeal, asphalt driveways also require proper maintenance. Many homeowners may notice their driveway doesn’t look as new as it once did—but they don’t know if sealcoating, resurfacing or replacement is the answer.
When driveways start to lose their luster or are nearing the end of their lifespan, a lot of owners will consider the option of having their driveway resurfaced to cut costs. There are some cases when a good resurfacing job will do the trick. But in some other cases, you’ll have no choice but to have the whole driveway redone. So, how do you know which way to go? Read on to learn the benefits of each.
SEALCOATING YOUR ASPHALT DRIVEWAY
Sealcoating involves applying a liquid sealant over your existing asphalt pavement to seal the surface and fill cracks. The process protects the sublayers and foundation from the elements and delays driveway replacement.
How Often
Apply sealant every three to five years. If you’ve recently installed a new driveway, wait at least 90 days to a year to ensure the sealant doesn’t damage the asphalt. Sealcoating a new driveway too early may trap oils within the asphalt, resulting in a driveway that is too soft or flexible
Your driveway should be sealed when the temperature is 50–90°F and when you have two consecutive days without rain. Dry and moderate conditions ensure proper adhesion to the existing asphalt.
RESURFACING YOUR ASPHALT DRIVEWAY
Sometimes sealcoating isn’t the answer. Shallow cracks and constant patching may signal it’s time to resurface your driveway. Resurfacing is when you replace the top layer of asphalt with a fresh layer. Resurfacing helps extend the life of your driveway for another eight to 15 years, provided the base layer of asphalt is still structurally sound. Resurfacing can give your driveway a brand-new look, without the cost of a complete replacement.
How Often
Knowing when to resurface your asphalt driveway depends on a few factors. Resurface your asphalt driveway if:
The foundation is still sound
The asphalt is less than 20 years old
Cracks are smaller than a quarter-inch wide
Cracks are less than two inches deep
Less than 30% of the asphalt needs repairs
Divots, potholes, and cracks will need to be fixed before resurfacing. Your new asphalt surface will only be as good as the asphalt below and working on a poor surface will eventually show up on the surface.
Keep in mind that repairs are temporary. Eventually, water seeps between the old and new material. When this happens, cracks form again. If you’re patching and repairing often and the foundation is still structurally sound, it’s time to resurface your driveway.
REPAVING YOUR ASPHALT DRIVEWAY
Even if you’ve dutifully maintained your driveway and performed all necessary repairs, the materials break down over time. It becomes impossible to patch crumbling asphalt. You may begin to think your constant repairs aren’t worth the trouble. Installing a new driveway provides a smooth, safe surface you’ll appreciate each day.
How Often
Asphalt driveways 25 years or older typically require repaving. Is it time to replace your driveway? Examine the pavement. If more than 30% needs repairs and if large cracks (greater than a quarter-inch wide and two inches deep) split the asphalt, consider repaving. An unsteady foundation is also a sign that you should start planning for a new driveway.
WHAT IS THE BEST OPTION FOR ME?
It really all depends on the level of damage the driveway has sustained. If less than 30% of the asphalt needs repair, then you might be able to get away with resurfacing. The foundation also has to be in great condition in order for resurfacing to work long term.
On the other hand, if more than a third of your driveway is in dire need of repairs, then replacement is usually a sounder choice. This is also the case if the foundation is unstable. If there are many large cracks and deep potholes, resurfacing usually won’t be enough either.
Don’t cut corners and try to buy time by resurfacing and patching. Having the asphalt replaced now will allow you to have peace of mind for decades if you take care of it carefully, so take that into consideration before making any choice. Our Asphalt Professionals will assist you in making the right decision for your property.
CONCLUSION
Your driveway is an important investment and one of the first things people notice when they get to your house. Make sure that you make a sound decision that will not only fix immediate problems but reduce costs in the long run.
Damaged pavement can look unappealing, depreciate your home’s value and be costly to fix. It’s important to consider all the options available for fixing this type of damage. The good news is that our TRUSTED PARTNERS at Town and Country Asphalt can help with all three options. Reach out today and we will put you in touch!
Nick Bobruska 240-372-2907