Let us talk about asphalt. You have a driveway, and you probably have some questions about it. Fortune Asphalt Detroit hears these questions all the time from folks across Detroit, whether they are in Palmer Woods or down in Jefferson Chalmers. An asphalt driveway is not just a slab of blacktop. It is an investment, and you want it to last. Fortune Asphalt Detroit will lay out some straight answers to the questions we get asked most often. We will give you what you need to know.
How long should my asphalt driveway actually last in Michigan?
This is probably the first thing everyone wants to know. You are putting money into this, so you want to know what kind of return you are getting. Here in Michigan, we have brutal freeze-thaw cycles. A properly installed asphalt driveway should give you a solid 15 to 20 years before you are even thinking about a full replacement. Fortune Asphalt Detroit has seen some asphalt driveways last even longer, pushing 30 years or more. This is with diligent maintenance. The key words there are "properly installed" as well as "diligent maintenance." If the base was not put in right, or you skip out on sealing as well as repairs, you will be on the shorter end of that spectrum.
What is the deal with all these cracks? Are they normal, and what should I do?
Cracks are a fact of life with asphalt, especially here in Detroit. Our winters are tough. Those freeze-thaw cycles are the main culprit. Water gets into tiny cracks, freezes, expands, and then melts. This leaves a bigger crack behind. It is like a slow-motion demolition crew working on your asphalt driveway. You will see hairline cracks, alligator cracking that looks like a dried-up riverbed, and sometimes bigger, wider ones.
Do not ignore these cracks. Small cracks turn into big problems. Big cracks turn into potholes. The best thing you can do is get them filled. For narrow cracks, under about half an inch, you can sometimes tackle it yourself with a good rubberized crack filler. For anything wider, or if you have a lot of them, you really need a professional to route and fill them properly with hot rubber sealant. That sealant is flexible, so it can move with the asphalt as temperatures change. This keeps the water out.
How often should I sealcoat my driveway? Is it really that important?
Yes, sealcoating is that important. Think of sealcoating as sunscreen as well as a rain jacket for your driveway. It protects against UV rays, water, and spills like oil as well as gas. All of these things break down the asphalt binder. For residential driveways in Detroit, Fortune Asphalt Detroit generally recommends sealcoating every 2 to 3 years. Some folks in really high-traffic areas or those with a lot of sun exposure might do it a bit more often. Every year is usually too much. It can actually cause problems like cracking as well as peeling.
If you have a brand-new driveway, you should wait about 6 to 12 months after installation before that first sealcoat. This gives the asphalt time to cure properly. After that, stick to that 2-3 year schedule. Sealcoating is a preventative measure. It saves you money on bigger repairs down the line.
My driveway has puddles after it rains. What is causing that, and can it be fixed?
Puddles, or "ponding," mean you have drainage issues. That is a serious problem for asphalt. Water is asphalt's worst enemy because it can seep into the base layer, especially through cracks. This weakens the whole structure. Here in Michigan, that weak base plus our freeze-thaw cycles equals potholes as well as widespread damage.
Causes can be anything from poor initial grading when the driveway was installed, to settling over time, or even a compromised sub-base. Fixing it depends on the cause. Sometimes, it is a matter of patching and building up low spots. Other times, if it is widespread, you might need to consider resurfacing to re-establish proper slopes. You might even need a full replacement where Fortune Asphalt Detroit can regrade the sub-base. We always aim for a slope of about 1.5 to 2 percent to make sure water runs off. For serious issues, we might look at channel drains or catch basins to direct water away. Fortune Asphalt Detroit always checks drainage when we are out for an estimate because it is important for longevity.
When is it better to repair a section of my driveway versus replacing the whole thing?
This is a common dilemma. It really comes down to the extent as well as the type of damage. If you have isolated cracks or a few potholes, targeted repairs like crack filling as well as patching are usually the way to go. Fortune Asphalt Detroit will cut out the bad section. Our team will make sure the base is solid. Then we will lay down new hot mix asphalt. This is cost-effective and can extend the life of your asphalt driveway.
However, if you are seeing widespread "alligator cracking" across a large area, multiple sunken spots, or if you are constantly patching the same areas, that usually means the problem is deeper than just the surface. In those cases, the base has likely been compromised. Throwing more patches on it is just a temporary fix. That is when Fortune Asphalt Detroit starts talking about resurfacing if the base is still mostly sound. We might also talk about a full replacement, where we remove the old asphalt, fix the base, and lay down entirely new material. It is more expensive upfront, but it gives you a fresh start and an asphalt driveway that will last.
How much does asphalt work typically cost in Detroit?
Let us talk about money, because that is always on people's minds. The cost of asphalt work can vary quite a bit. It depends on what you need done, the size of the area, and the condition of your existing base. For a full asphalt driveway installation, including tear-out of the old one, you are generally looking at around $3.17 per square foot here in Detroit. That can range from about $2.37 to $3.97 per square foot.
If you are just doing repairs, like patching potholes or fixing minor sinking, professional asphalt repair typically runs between $2 to $5 per square foot. Crack filling can be less, sometimes $1 to $3 per linear foot for smaller ones. Sealcoating is usually the most affordable maintenance. It is often around $0.32 per square foot for residential driveways.
These are averages. Every job is unique. Factors like how much excavation is needed, if there are drainage issues to address, or if the sub-grade is a mess, all play into the final price. The best way to get an accurate number is always to get a free estimate. Fortune Asphalt Detroit will come out. Our team will take a look at your specific situation. We will give you a clear breakdown so there are no surprises.
Can I drive on my new asphalt right away?
Fortune Asphalt Detroit knows you are excited to use that fresh, black driveway. You have to be patient. You can usually walk on new asphalt pretty quickly. You need to stay off it with vehicles for at least 24 to 48 hours. Here is a pro tip: try not to park heavy vehicles on it for up to two weeks, especially when it is hot out. Asphalt needs time to cure and harden fully. Driving or parking on it too soon can cause ruts, tire marks, or depressions. Give it that time. This will help make sure it sets up right and lasts longer.