Asphalt Resurfacing in Loveland, CO

Asphalt resurfacing, also called an overlay, places a new layer of hot asphalt over existing pavement. It suits a driveway or lot that is gray, raveling and covered in small cracks but is still flat and firm underneath. HomeGuide notes that an overlay typically saves 20 to 30 percent compared with tearing out and replacing. The catch is that an overlay copies whatever is below it. If the base has failed, the old cracks come back through.

How we decide

We walk the surface looking for three things. Alligator cracking, a web of connected cracks, means the base has given way in that spot. Heaving or sinking means the subgrade is moving, which on Front Range clay is common near downspouts and lawn edges. Ruts in wheel paths mean the section is too thin for the load. If those problems are limited to a few areas, we cut them out and rebuild them first, then resurface the whole area. If they are everywhere, we recommend full replacement and explain why.

Preparation

Resurfacing is mostly prep. Cracks are cleaned and filled, failed patches are cut out and replaced, and the surface is cleaned. A tack coat goes down so the new layer bonds to the old. At garage slabs, sidewalks and approaches, the old asphalt is ground down or cut back so the new surface meets them flush instead of leaving a lip that water and plows catch.

Height and drainage

Every overlay raises the surface. On a driveway that already sits close to the garage floor, an extra inch and a half can send water toward the door. We check slopes and transitions and grind where needed. On lots, we keep inlets and curb lines working so water still leaves the pavement.

Cost

HomeGuide lists driveway resurfacing at about $3 to $7 per square foot and asphalt overlays in its repair guide at $1 to $3 per square foot, depending on thickness and how much prep is needed. Angi gives a wider $3 to $20 per square foot for resurfacing. Most of the spread comes from repairs done before the overlay.

Timing in Northern Colorado

An overlay is a thin lift of asphalt, and thin lifts lose heat quickly. Ground temperature matters more than air temperature, so we schedule overlays for warm months and avoid cold mornings in spring and fall. After resurfacing, the same curing rules apply as new asphalt: no sealcoat for several months, and go easy on sharp turns while it is fresh.