Asphalt Driveways . . . Resurface or Repave?
Which one works?
You're looking at your asphalt driveway and it appears to be in rough shape. What should you do? Will some repair work do the trick? Should the driveway be resurfaced, or does the whole thing need to be ripped up and redone from scratch?
Perhaps the best thing to do is to consult a few asphalt paving contractors and get their opinions, and (often free) estimates. This article can give you a general idea of what's going on, what to look for in an asphalt paving contractor, and what to include in your contract.
Maintenance is good medicine, but it's not foolproof
Asphalt driveways don't remain smooth and black forever. You can take steps to maintain your driveway by sealing and protecting it, but often the effects of heat, ultra-violet rays, and substances such as salt, oil, gas and grease take their toll. And if those don't get you, then cracking and water penetration eventually will.
Your driveway may be corroded, worn out, or have cracks, which could all warrant a resurfacing job if the condition is severe enough. As a general guide, if repairs are needed on more than 25 percent of the surface, it is more cost-effective to do a hot mix asphalt resurfacing job over the entire driveway.
Say no to cracks!
Asphalt pavement is hard and brittle, and as a result, cracks will develop over time. Ranging from hairline to an inch wide or more, cracks are your driveway's worst enemy because they let water in. In colder climates, freeze-thaw cycles can be very destructive, and can wreak havoc on your driveway if water penetrates the cracks, then expands as it turns to ice. And even in warmer climates, water penetration can cause serious damage. The larger the crack, the more serious the problem, and the sooner it needs to be fixed. Cracks that are left un-repaired will lead to serious deterioration of the pavement and even to the base layers, requiring complete replacement of the driveway - sooner rather than later in colder climates.
Can it be fixed or do you need a new driveway?
Whether you'll need to rip out your existing driveway and install a new one, or if you can get away with resurfacing - or even some patchwork and crack-filling - depends largely on the condition of the base layers, or foundation. However, if cracking covers 3/4 of the driveway, the surface is too far gone to repair. The root of the problems may come from lower down, and a complete overhaul should be considered.
If your driveway has been resurfaced several times with hot mix asphalt and keeps deteriorating prematurely, it is likely a problem with the foundation, and you should consider installing a whole new driveway. Likewise, if there are areas that have depressions or mounds, they should be completely reconstructed from the base. If you have several of these areas, a new driveway might make sense.
Various factors may cause premature wear
Although a properly installed asphalt driveway can last 15 to 20, even 25 years if properly maintained, extreme weather conditions, extra-heavy loads and shortcuts taken during construction can all cause premature wear and failure.
Beware of "traveling contractor" scams
Beware of any asphalt paving contractor who rings your doorbell and claims to have some "leftover materials" from another job, and if you agree to the work "right now," you'll get an amazing discount. If this happens to you, call the police. It is a scam. Reputable contractors calculate the materials they need very carefully, and any small amount left over from a job would never be enough to complete an entire new job. If these con artists do any work at all before taking off with your money, it will most definitely be shoddy.
Tips for hiring an asphalt paving contractor
It is best to deal with registered, bonded, adequately insured and licensed (where companies. Many reputable paving contractors also belong to trade associations, such as the National Asphalt Pavement Association (NAPA), the National Pavement Contractors Association (NPCA), or various state-specific associations.
When hiring a contractor to resurface or install a new asphalt driveway, always get a list of references and check them. Ask references about the quality of the contractor's work, their attention to details, and if the work was competed on time. You can even go and inspect previous work.
What to include in the contract
Once you decide on an Asphalt Paving Contractor, consider these points when drawing up a contract:
Clarify who is responsible for re-hanging gates or other doors, if needed, due to raised pavement levels.
Who will raise any water valves or sewer inlets to meet the asphalt around them - you, a plumber, or someone else? Who pays?
Specify that the surface must be graded to provide proper drainage.
For new installations, specify that the sub grade will be compacted before the base layer is applied.
Specify how many layers are included in the job, a description of the materials that will be used for each layer (sub-base, base and asphalt), and the thickness of each layer when compacted. Two separate layers, or lifts, of asphalt is preferred, totaling at least 3 and preferably 4 inches. Sub-base and base should be at least 6 inches each, comprised of limestone rocks with 3-to-4-inch diameter and 2-to-3-inch diameter, respectively.
Include the payment schedule and a guarantee of the finished product.
Determine whether a building permit is required, and specify that it is the contractor's responsibility to obtain one on your behalf, if needed.
In the past decade as our workforce loses out to foreign competition, many people have decided to go into business for themselves. A very easy and lucrative business is asphalt sealing. A person can get started with as little investment as a couple hundred dollars and no experience. This has led to even more problems in an industry that is already marked with scars from bad ethics and scrupulous scams. Until wide spread use of the Internet, consumers have been limited to educating themselves regarding pavement maintenance through the actual installers. The problem is, most of the installers have little knowledge themselves.
Lets explore and offer some answers to the most common questions:
1.) Q. Should seal coating be performed on an annual basis?
A. No. Sealing your surface too much can lead to many problems. Many seal coating installers will lead you to believe otherwise. However, the first two coats of sealer applied to your asphalt are what really protect it. Anything after this is usually for cosmetic purposes. Sealer applied annually tends to crack and flake after about 10 years of annual applications. This may influence the owner to resurface prematurely. To sum up, too much maintenance is not a good return on investment. Other problems caused by over sealing are tracking, creating slippery surfaces, and a smaller balance in your checkbook.
2.) Q. Is it better to apply sealer in hot weather?
A. While this is true for paving, it's not appropriate for sealing. Remember, asphalt can get so hot under the hot summer sun; it can nearly burn your skin. This also causes the sealer to dry too quickly. When sealer dries too quickly it can peel, flake, or get a streaky finish. If you must apply sealer in temperatures above 90 degrees, it's a good idea to spray the surface with a light mist of water first. This will cool the surface considerably. Ideal air temperatures are between 50 and 80 degrees.
3.) Q. Sealer is all the same, why shouldn't I choose a less expensive bid?
A. There are far more variables to the seal coating industry than consumers realize. Most directly influence the differences in quoted prices. First off, sealer is water based. Therefore it can be diluted to save money, or not diluted to provide a more superior product. Unfortunately, there is hardly any way to tell what the water content is in sealer. Most applications will have an average of 10%-25% water dilution rate. This is acceptable. Consumers should choose a reputable contractor. Usually a good installer will be more expensive because he doesn't over dilute his material, he may use additives which greatly improve the sealer, he has all the required insurances and licensing to be in business, pays his trained employees a fair wage to do a good job, and will stand behind the work. Shoddy contractors almost never have any insurance, offer a low price to get a large volume of work, hire cheap inexperienced labor, dilute the material heavily, and will never offer any guarantees once paid.
4.) Q. Surface cracks always come back, so why bother filling them?
A. Inexperienced, or unethical contractors will shy away from filling cracks. It is important to fill cracks especially in climates that are subjected to freezing temperatures. Water can cause damage to pavement if permitted to get down into the pores of blacktop. Qualified installers will know exactly the best solution to treat cracks.
5.) Q. Why do I need to seal my surface. After all, the interstates don't get sealed.
A. Although your surface may be comprised of similar materials as the highway, it is subjected to much different uses than a highway. Highways don't get sealed because they carry a large volume of high-speed single direction traffic. This has a polishing effect on the surface, which will naturally repel water from being soaked into the pavement. Your surface is subjected to slow moving, heavy loads, or constant maneuvering of vehicles. Asphalt can realize a longer lifespan by sealing because it keeps water or damaging chemicals from penetrating into its pores.