Home>Discussions>EXTERIORS>What to replace an asphalt driveway with?
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dj1
What to replace an asphalt driveway with?
dj1

I have a 2 car garage rental house with and a short asphalt driveway, about 15 feet long. The asphalt has been there since day one, and I have coated it a few times ever since. There were quite a few of those asphalt driveways in the area, but almost all of them have been replaced. I've done many driveway before, mostly simple concrete.

The question is: What should I replaced it with?

(a) New asphalt
(b) New simple gray concrete
(c) New colored concrete
(d) New concrete with red brick around the perimeter
(e) Stamped concrete
(f) Pavers

Lets see other folks' ideas and tastes, so please vote.

A. Spruce
Re: What to replace an asphalt driveway with?
A. Spruce

As with all things, it boils down to personal tastes and depth of your pocketbook. Because it's a rental, I'd be inclined to leave the asphalt and simply recoat it until such time that it is no longer a rental, this way you'll be able to get rid of stains easily and cheaply with another recoat that you can likely do yourself. If you want to dress it up a little bit, check into the brick stamping/staining that they're doing in asphalt these days to demarcate crosswalks and intersections.

If this were my personal house, then I'd be inclined to go with one of your other choices, probably concrete stamping, because I know that I would not abuse it and that it would add value, albeit little, to the property. I'd also take into account the general socio/econ of the neighborhood and choose a surface that is equal to or slightly better.

dj1
Re: What to replace an asphalt driveway with?
dj1

Spruce, Resurfacing, or Blackjacking, is not an option above. After a few layers of blackjack, it's time for the cracking asphalt to go. I also don't want to be the last neighbor with an asphalt driveway.

I've already made up my mind to replace this 43 y.o driveway in 2016. Now it's only a matter of working with the finicky tenant, who will have to park on the street for a few days, she'll say: "OMG, park on the street?!?!"

Spruce, please choose an option, a,b,c,d,e, or f, remember, I don't pay retail, so price is not priority #1.

Also, option (f) comes in gray and red pavers and in various designs. It's probably the most expensive option.

Fencepost
Re: What to replace an asphalt driveway with?
Fencepost

Use whatever is most popular in the neighborhood. For rental and resale value, you don't want to be too out-of-the-ordinary.

But because it's a rental, I'd trend toward the lower end of what's in the neighborhood. On the other hand, if you expect that the neighborhood will steadily improve, you might want to go a little higher so it doesn't become outdated too soon.

If studded tires are popular in the winter where you are, and your tenants put them on their cars, DO NOT bother with stamped or stained concrete. Spin studded tires once, and you'll have gouges instantly ground into your beautiful slab. If it's broom-finish gray concrete, the gouges won't be particularly noticeable. Chains can chew up concrete, too.

While you've got the driveway ripped up, install a couple of 4" PVC pipes running across under the driveway. They'll come in handy if you ever want to run irrigation, install a water feature (that requires power or water coming from the other side of the slab), outdoor lighting, or any other utility that you suddenly realize needs to cross the driveway. You might be thinking "never" but remember, plans change. Cheaper to have it and not need it than to need it and not have it.

dj1
Re: What to replace an asphalt driveway with?
dj1

Fence,

No special tires, no chains around here.

Most driveways are slabs of concrete, which is something I've poured a lot of in the past, and frankly is my first choice (b).

Thanks for your opinion.

Mastercarpentry
Re: What to replace an asphalt driveway with?
Mastercarpentry

Concrete is like a tile floor- if it's done correctly it's as close to forever as you can get. If you want color, don't stain it, dye it in the mixer with mortar dye which will give a more consistent color that remains even with chips and spalling. You can make a 'grid' stamp out of wood to stamp a pattern into it. For a one-time use paintting it with oil-based enamel will let it release well. If you want to re-use it soaking the wood with thinned-down motor oil gets you close to commercial 'form oil' which also preserves it. Control joints at 1/4 slab thickness will eliminate uncontrolled cracking and they are best at 8'-10', not the 12' maximum usually seen or exceeded. If you get hard freezes specify air-entrained concrete which resists spalling better. Wire mesh and rebar add greatly to durability too.

Other ways may look better or be easier but I'd rather do it once and walk away knowing I'll never have to touch it again no matter what.

Phil

dj1
Re: What to replace an asphalt driveway with?
dj1

Phil, thanks for the input. No freezing in this area.

Another vote for basic gray concrete.

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