Which Does Your Driveway Need?
Your driveway or parking lot is cracked, faded, and getting a little bumpy, and now you’re stuck on one important question. Can you put a fresh layer of asphalt on top, or does the whole thing need to come out?
We’ve been paving around Portland for more than 25 years, and we hear this question almost every week. The answer usually isn’t difficult to figure out once you know what to look for, so here’s how our crew evaluates it.
What Is Asphalt Resurfacing?
Resurfacing, also called an overlay, means installing a new layer of hot asphalt, usually 1.5 to 2 inches thick, directly over your existing surface. Before paving, we clean the old asphalt, repair weak spots, fill cracks, and apply a tack coat so the layers bond tightly together.
The key thing to understand is that resurfacing only works when the foundation underneath is still solid. It’s a lot like painting a wall: a fresh coat looks great, but it won’t fix a wall that’s falling apart behind the paint.
When resurfacing makes sense:
- The cracks are mostly small and limited to the surface
- The asphalt is faded or rough, but it isn’t sinking
- Water drains away from the pavement the way it should
- The surface is still holding up well to everyday traffic
Resurfacing costs considerably less than a complete tear-out, and the work moves quickly. Most driveway resurfacing projects take a day or two, and a properly installed overlay can give you many more dependable years.
What Is Asphalt Removal?
Asphalt removal means tearing out the old pavement, repairing or rebuilding the gravel base, and installing brand-new asphalt. It’s a bigger project, but sometimes it’s the only repair that will actually last.
Signs you need complete asphalt driveway removal:
- Spiderweb cracking. Cracks that look like an alligator’s back usually mean the base underneath has failed.
- Sinking or soft areas. Dips that collect water indicate the ground below has settled.
- Multiple potholes. One or two can be patched, but a dozen usually means the entire surface is worn out.
- Poor drainage. If water runs toward your garage or sits on the surface, another layer won’t correct the slope.
- Previous resurfacing. Every overlay adds height, so after a couple of them, removal may be necessary to keep things level with your garage, sidewalk, or curb.
As a general rule, if more than about a quarter of the surface has serious damage, removal is often the smarter investment, because putting new asphalt over a failing base usually means you’ll be paying again in a few years.
Why Portland Weather Matters
Our Pacific Northwest weather is tough on pavement, and it plays a big role in this decision.
Rain. Water is asphalt’s biggest enemy, because once it gets into cracks, it saturates the base and weakens everything from below over the winter months.
Freezing and thawing. We don’t usually get long, hard winters, but we do get plenty of cold snaps. When water inside a crack freezes, it expands and pushes the crack a little wider each time.
Moss and shade. Many Portland driveways sit under large evergreen trees. The shade keeps the surface damp, moss grows in the cracks, and tree roots can gradually lift the pavement from underneath.
That’s exactly why we always check the base before we recommend resurfacing. In our area, a foundation that looks perfectly fine on top can be saturated and soft underneath.
How We Decide: Our On-Site Evaluation
When we come out for a free estimate, here’s what we carefully look at:
- The type of cracking. Small, straight cracks are usually manageable, while web-like cracking is a definite warning sign.
- Soft areas. We walk the surface looking for dips, ruts, and flexible spots.
- Drainage. We check where the water goes and whether the slope needs correcting.
- Height limits. We measure around doors, garage floors, and curbs to see how much room there is for another layer.
- Age and history. We’ll ask how old the pavement is and whether it has been resurfaced before.
After that, we’ll tell you honestly what we’d do if it were our own driveway. If resurfacing will do the job, we’ll say so, because we’d rather save you money than sell you a bigger project you don’t need.
For Business and Property Owners
The same principles apply to parking lots, private roads, and shared driveways, just on a larger scale. On commercial properties, we can often resurface the healthy areas and remove only the failed sections, which keeps costs reasonable and keeps your business open during construction.
Explore our commercial asphalt resurfacing, commercial asphalt overlays, and parking lot grading services. Once the new surface is finished, we can also handle line striping so your lot is ready for customers.
Make It Last After the Work Is Done
Whether you resurface or replace, regular maintenance goes a long way:
- Let the new asphalt cure fully, then sealcoat it to protect against water and sun damage.
- Fill small cracks every fall before the rainy season settles in.
- Keep moss, leaves, and other debris cleared off the surface.
Frequently Asked Questions About Asphalt Resurfacing vs Removal
How do I find a good asphalt resurfacing company near me?
Look for a licensed, local contractor with genuine reviews and years of experience in your area. In Oregon, you can verify a contractor’s license through the Construction Contractors Board. Ours is CCB#187559, and you can read what our customers say on our reviews page.
Is resurfacing less expensive than removal?
In most situations, yes. Resurfacing skips the tear-out and much of the base preparation, so it costs considerably less. However, if the base is failing, removal is usually the better long-term value.
How long does resurfacing last?
A properly installed overlay on a solid foundation can last many years, especially when it’s paired with regular sealcoating and crack filling.
What happens to the old asphalt during removal?
We haul it away for you. Asphalt is one of the most recycled materials in the country, and much of it goes right back into new paving projects.
When is the best time to pave in Portland?
Late spring through early fall is ideal, since asphalt needs warm, dry weather to set up properly. Fall is a great time to get an estimate so you’re on the schedule early for next season.
For more answers, visit our FAQs page.
Looking for Asphalt Resurfacing or Removal Near You?
Affordable Paving is a family-owned company that has served the greater Portland area for more than 25 years. We work throughout Beaverton, Gresham, Hillsboro, Clackamas, Tigard, Tualatin, Salem, and Vancouver, WA.
We’ll take a close look and give you an honest recommendation on what your pavement really needs. Call us at 503-465-9500 or request your free estimate today.
