My Son just bought a home with a VERY long asphalt driveway. Them driveway is in descent shape with some cracks.
The home inspector that checked the property before they bought suggested they keep on top of the surfacing in order to keep it as long as possible.
My Son asked me for suggestions on how to do this type of work, never having done this, I concede to the experts on this forum for advise I can pass on to him.
Thanks for your help!

My advice is to hire the job out to an established local contractor. Not the traveling gypsy bands that knock on his door.

The last time I did my driveway myself I used Rust-Oleum EPOXYShield Blacktop Coating and I have to say I'd use it again the next time. Granted I don't think I'll get the full 10 years out of it (chains on my snowblower chew it up), it was the easiest application of a blacktop sealer I've applied and seems to be holding up much better than a) the rubber based one I put on 2 years prior and b) the tar / sand mix a professional put on 2 years before that.


Prep work was really a good power washing / sweeping - let it dry. If there are oil spots, they need to be treated with a different product first. The application of Rust-Oleum Coating was pretty simple - I used a large roller. It is thinner than paint, but covers pretty well and much easier to clean up than the traditional driveway sealant (when I used that I threw away the shoes and pants after I was done).


Cracks should be filled as well - I used a Blacktop Crack Filler dispensed from a caulking gun. Kind of a rubbery caulking and that seems to be working well too.

I've actually just been talking to several paving contractors regarding repaving my 600x18 driveway in a couple of years. They all agreed that seal coating is purely cosmetic and does nothing to add longevity. Crack repair is a good idea.

To me sealing is a gimmick unless the driveway has already been coated by the previous owner. But its still cosmetic.
The cracks should be cleaned out and filled though. There's no question that it will prolong the life of the.driveway.

quote:

Originally posted by arfmel:
My advice is to hire the job out to an established local contractor. Not the traveling gypsy bands that knock on his door.

This, it's cheaper and far easier to pay a professional to do it. I'm no expert on this, but feel sealing it extends the life as it fills the tiny cracks keeping them from becoming bigger ones.

Where you live is going to determine what needs to be done, to a large degree. Here in Maine, if the cracks are not filled, water will get there, and then freeze enlarging the crack. There are different kinds of crack sealers, depending upon the size of the crack. One thicker, which needs to be applied by something like a putty knife, or the thinner stuff that you squeeze out of the bottle. You need to decide depending upon the crack, but here the crack needs to disappear. Then you can worry about the sealer, which will cover VERY small cracks and has the added advantage of covering over the various colors and textures lying on the surface. A latex sealer works best, is easier to clean up, and will hide more (it is also more costly).

From what I've read the consensus from experts is that sealing is primarily cosmetic, crack repair is not. The idea is that freezing water expanding is the enemy. This was confirmed by a professional asphalt contractors association I called when doing research last time I had it done. That seems to imply that water doesn't easily penetrate and seep into sound asphalt. As always, YMMV.

quote:

Originally posted by MNSIG:
I've actually just been talking to several paving contractors regarding repaving my 600x18 driveway in a couple of years. They all agreed that seal coating is purely cosmetic and does nothing to add longevity. Crack repair is a good idea.

FWIW I agree, snake oil IMO. Just like roads, good pavement over a good base, with good water drainage, will last a long time.... whether sealer is periodically brushed on or not. Pavement over a poor base with poor drainage will fail quickly no matter how much sealer you apply or how often.

I have a commercial property with a 40+ year old asphalt parking lot that has *never* been sealed yet still looks good. Over the years various companies approached me promoting their various sealers which would add a few years to the lot before it required expensive repaving. I decided not to and it's still fine.