Driveway maintenance: schedule, lifespan and costs
Updated
Overview
A driveway is asphalt or concrete laid over a compacted base, and it fails when water gets under it or into it. Asphalt dries out in the sun and lets water in through cracks. Concrete absorbs water that freezes and pops its surface, and road salt makes that worse. The maintenance for both is a wash every year that lifts the stains and the slick algae, and a sealer every few years that keeps the water out. Cracks get filled before they're joined by more.
Lifespan
A driveway lasts 15 to 30 years. Asphalt is at the short end, 15 to 20 years, and concrete at the long end, 25 to 30. What shortens an asphalt driveway's life is sun, which dries the binder until the surface cracks and crumbles, and water in the cracks that freezes and widens them into potholes. What shortens concrete's life is freeze-thaw cycles, road salt that eats the surface, and a base that was poorly compacted and settles under the slab.
What extends both is sealing on schedule, cracks filled as they appear, water kept moving off the surface rather than pooling, and no heavy trucks parked on the edges. The signs a driveway is near the end: alligator cracking across whole areas of asphalt, potholes that come back after patching, concrete slabs that have heaved or sunk out of line with each other, and a surface that's crumbling faster than it can be sealed.
Maintenance schedule
The yearly cleaning and the sealing, in the order they're done.
| Task | How often |
|---|---|
| Pressure wash the driveway and walkways | once a year |
| Seal the driveway | every 2 to 3 years for asphalt, every 2 to 5 years for concrete |
Replacement cost
Replacing a driveway costs $3,000 to $10,000 for an average one. Asphalt is at the low end and concrete at the high end, and the range depends on the size, the base work needed, and the region. Resurfacing an asphalt driveway, with a new layer over a sound base, costs less than a full replacement and buys years.
The repair-or-replace rule: cracks, a pothole, a crumbling edge, or a single sunken concrete slab are repairs. Asphalt with alligator cracking across most of its area, or concrete with several slabs heaved out of line, is a replacement, because the base underneath has failed and patches won't hold. A driveway past the middle of its lifespan needing a repair every year is telling you the same thing.
Common problems
- Oil stains and a slick green film in the shade: dirt and algae. Pressure wash the driveway and walkways.
- Asphalt faded to gray, with water soaking in instead of beading: the sealer has worn off. Seal the driveway after filling the cracks.
- Cracks spreading across the surface: water getting in and freezing. Fill them with crack filler before sealing.
- Potholes: cracks that were left and grew. Patch with cold-patch asphalt, and seal afterward.
- Crumbling edges: the edge has no support. Keep vehicles off it and backfill with soil or gravel alongside.
- A concrete slab that's sunk or heaved: the base has settled or frost has lifted it. A mudjacking or foam-lifting company can raise a sunken slab for less than replacing it.
FAQ
How long does a driveway last?
Asphalt lasts 15 to 20 years and concrete 25 to 30. Sealing and crack filling are what get either to the long end.
How much does a new driveway cost?
$3,000 to $10,000 for an average driveway, with asphalt at the low end and concrete at the high end.
How often should a driveway be sealed?
Every 2 to 3 years for asphalt and every 2 to 5 years for concrete. New asphalt waits at least 6 months for its first coat.
Can a cracked driveway be repaired?
Yes. Cracks are filled with crack filler, potholes are patched, and a sunken concrete slab can be lifted. Alligator cracking across the surface means the base has failed and the driveway needs replacing.
Is asphalt or concrete better for a driveway?
Asphalt costs less and is easier to repair but needs sealing more often and lasts fewer years. Concrete costs more and lasts longer but is harder to patch and dislikes salt.