Asphalt Driveways 101: Proper Care and Maintenance

Asphalt gives a seamless, finished look to a home's exterior, but it needs regular maintenance to stay in good shape. bmphotographer/Shutterstock

Asphalt has been a popular choice for driveways for decades, and for some very good reasons. It’s affordable, durable, and long-lasting, and it gives a seamless, finished look to a home’s exterior that doesn’t stain easily like concrete or brick.

It’s not impervious to damage, however. Proper maintenance is why one neighbor’s drive looks brand new for decades, while another’s looks like the Addams family lives there.

Extreme weather can eventually take a toll. Heavy rains, snow, and fluctuating temperature extremes cause a driveway to expand and contract over the years, leading to cracks. Excessive pressure from heavy vehicles can cause fissures or even potholes, while oil leaks and gasoline spills attack the binding agent in the asphalt, potentially causing surface deterioration and eventual crumbling.

The good news is that regular maintenance and most repairs are do-it-yourself jobs. Let’s start at the beginning.

The New Driveway

Homeowners lucky enough to have a brand-new asphalt driveway may think they don’t have to do any maintenance for years. But to get the most longevity from this complex surface, the best thing to do is seal the driveway 6 to 12 months after installation. This timeframe allows the recently-applied bitumen time to cure and fully bond with the aggregate; applying a sealer coating too soon can cause it to peel off. Also, the hydrocarbon oils that softened the asphalt so it could be applied may become trapped, lowering its resistance to impressions and surface damage.

The exception to this rule is when a high-quality asphalt is applied. In such cases, it might not need to be sealed for three years. Ask the driveway installer. A driveway not properly sealed at this time will begin to fade and eventually become dry and brittle, leading to cracks and potholes. Note: Always apply sealer in temperatures of 50 degrees F and warmer, so that it can properly bond.

Pre-mixed driveway sealers or resurfacers are the best choice for homeowners. K Quinn Ferris/Shutterstock

In Great Condition

Even if it doesn’t look like it needs sealing, a driveway should be sealed regularly to keep it in tip-top shape. Sealing every two to three years is the rule. Those in northern climates with harsh winters need to seal their driveways every two years. On the other hand, lucky homeowners in temperate climates with low-use driveways may be able to wait as long as five years.

Always use a quality sealer—don’t use cheap products, which may require applying more coats, costing you more time and labor in the long run.

The Technique

Make sure that rain isn’t forecasted for the day before and the day after the sealer application. In areas with heavy morning dew or fog, plan on completing the application before 3 p.m. so it can cure sufficiently before the next day’s dampness.

Start by giving the pavement a clean sweep to remove any dirt, debris, loose asphalt, and/or sealant. If needed, use a pressure washer, and allow time for the driveway to dry before sealing. Now’s also the time to make any necessary repairs (more on those below).

Pre-mixed driveway sealers or resurfacers are the best choice for homeowners, and come in three do-it-yourself types: quick dry (as little as three to four hours), long-lasting (two to three years), and airport grade (heavy-duty, lasts up to five years, and protects against fuel spills). All can be easily applied with a specially designed large squeegee on a broom-style handle.

Think of it as painting a canvas—the trick is to apply the sealer evenly and thoroughly without missing any spots or causing blobs. Allow it to cure as instructed, typically 24 to 48 hours. Then inspect the job and make any necessary touch-ups for comprehensive protection. For extremely heavy traffic areas, consider a second coat. If there’s a hand cart around, save some muscle and use it to move the heavy five-gallon buckets of sealer into position.

Cracks and Potholes

Cracks in an asphalt driveway are more than just unsightly. They allow water to migrate to the substrate below, which will slowly erode it and ultimately lead to an unstable base, further damaging the asphalt above.

Start by cleaning cracks thoroughly with a broom or a specialized asphalt crack squeegee. Caulk gun tubes of asphalt crack filler are available at most home improvement stores. Fill each crack completely to prevent water penetration. Allow the filler to dry, which can range from a few hours to a day, before applying any sealer.

Do not try to use a sealer, no matter how thickly applied, as a gap or crack filler. It won’t last.

Though potholes may appear daunting, they aren’t much more difficult to fix than cracks. Start by thoroughly cleaning them out with a stiff broom. Fill the hole with cold patch asphalt repair, available at home improvement stores, leaving a slight mound. Compact the patch with a hand damper or rent a mechanical plate compactor until flush with the driveway.

For an easier and longer-lasting fix—but also a more expensive one—consider Aquaphalt. The company bills it as “the only permanent pothole patch.” Pour it into the hole, spray it with water, and hand tamp. It works in wet and cold conditions too.

Remember, all great jobs start with diligent preparation.

Cracks and potholes are not difficult to fill with the right materials. Chris Dotson/Shutterstock

Driveway Hacks

Not all driveways age alike. These special situations may require more advanced techniques.

Crack Cleaning 201

Got a lot of driveway cracks? Consider using compressed air to blow them clean quickly, but do it before sweeping the driveway since the compressed air blows dirt everywhere. Difficult debris in the cracks? Get out a wire brush.

Wide Jobs

Fill large cracks—half an inch to one inch wide—with a foam backer rod to give the caulk gun crack filler a stable base. For cracks larger than one inch, fill them with blacktop repair patch, form a mound, and tamp until level with the driveway surface.

Remove the Roots

If the cracks at the edge of the driveway have become home to greenery, be sure to not only remove the plant, but all the roots as well. Can’t get all the roots out? Pour some vinegar or boiling water for a natural weed killer.