Driveway Maintenance

Driveway Cracks - Repair, Resurface, Replace

Kenneth Bargers, REALTOR® | July 1, 2024

The driveway is one of the homeowners’ important property items to maintain as an esthetic feature and as a necessity for the home’s daily living. As the solid surface driveway ages, it is inevitable that harsh weather conditions and traffic over the years create deterioration and possible integrity issues to the foundation. Have you noticed a crack or crack-line in your driveway? This month’s newsletter explores driveway maintenance tips and options.

Whether a small crack to more noticeable crack-lines it is time to be alert and address the maintenance item. Minor damage can add up to a major problem down the road. But what is the best approach to addressing the issue? Should the homeowner Repair, Resurface or Replace? This is one of the home’s maintenance items where the DIY Weekend Warrior may not be the best option - always seek professional advice from your trusted surface expert.

REPAIR

Small cracks across the surface or small divots in the material - signs of minor damage that really call for driveway patching - by far the easiest and least expensive solution

Driveway cracks that are less than a quarter inch wide usually doesn’t indicate deeper damage - can be repaired easily with liquid crack-fillers

Driveway cracks that are larger than a quarter-inch wide in your driveway or that are more than a few inches deep often signal more significant issues - filling in those cracks will only temporarily solve the problem - fortunately, most badly cracked asphalt driveways can still be saved with surface patching

Severe damage - dig out patching is a excellent option - the entire section is removed, and a brand-new section is installed - long-lasting, but complex repair

RESURFACE

Walk and examine all the cracks in the driveway - are many of the cracks more than a quarter inch wide - are the cracks more than just surface deep - these are signs that you probably need driveway resurfacing

Resurfacing essentially taking off the top layer of your driveway and replacing it

If no foundation issues, resurfacing gives you a driveway that looks completely new, but at a fraction of the price

If curb appeal is important - resurfacing may be the best aesthetic choice

Resurfacing involves completely removing and replacing the top layers - any patching is done before the final top layer is poured - provides structural rehabilitation

Resurfacing is the middle ground in driveway care - can solve widespread damage without digging up the driveway foundation

REPLACE

The age of your driveway matters - if your driveway is approaching 20-25 years, it’s probably time to replace - driveways are exposed to massive forces every day, over time, stresses eventually take their toll

Although resurfacing can fix badly damaged driveways, it is not a cure all - some driveways have extensive damage extending to the driveway’s foundation

If cracks are wider than a half inch and several inches deep - these are too big to seal well and suggest a loose, failing foundation

Wavy or buckling, then the foundation isn’t solid in places - this is a problem that can’t be fixed without professional help

Replacing the driveway is like turning back time - replacement isn’t just better, it’s necessary