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Experts say the freeze-thaw cycles, precipitation and snow melt products used in winter harm asphalt and concrete driveways.
The harsh winter left drivers swerving in and out of lanes, dodging potholes like they’re in a game of Frogger. But the roads weren’t the only victims of Jack Frost’s icy clutch. The recurrent freeze-thaw cycles, large amounts of precipitation and products used to melt snow can damage asphalt and concrete driveways, especially if they’re not properly sealed.
Asphalt driveways
The salt, sand and pellets that homeowners pour on icy driveways eat away at the asphalt, according to Jim Doherty, general manager of highly rated Atlas Asphalt Services in Cambridge, Mass.
Cracks in the asphalt allow water to seep underneath, which later expands when it freezes and pushes the asphalt up.
Tony Damico, owner of highly rated Damico Paving in St. Charles, Ill., says all asphalt cracks as the ground shifts, and that has nothing to do with the quality of the contractor. However, it’s less likely to crack when installed correctly.
Sealcoating helps prevent water permeation that can ruin your driveway throughout the freeze-thaw cycles of winter. Damico says sealcoating should be done in the spring or summer. “One of the things people don’t realize is that the sun’s rays cause a lot of damage to driveways,” he says. “A lot of people think sealcoating should be done in the fall, before winter.”
Doherty adds that the ground temperature has to be 50 degrees or higher day and night to properly sealcoat. He says how often you sealcoat depends on the recent weather, how often the driveway is used, and how many cars park and drive on it.
Damico recommends sealcoating annually unless you experience a light winter, in which case, you can skip a year.
Asphalt is composed of stone, sand and oil. Damico says the oil evaporates over time if the asphalt isn’t sealcoated, and that can cause cracks since the oil acts as the adhesive.
If your driveways is cracked or crumbled, search the List for a highly rated contractor to assess the damage. Sealcoating and filling cracks is a great preventive measure against further damage. However, if severely cracked, Damico recommends homeowners save their money for a driveway replacement rather than having it sealcoated. “At that point, you’re not doing much to protect it,” he says.
According to Doherty, an asphalt repair job could cost anywhere in the vicinity of $500, and a full replacement could be as much as $10,000. Driveway sealcoating costs range from $200 to $2,500.
Concrete driveways
Steve Leigh, co-owner of highly rated Sammson Concrete in Frankfort, Ill., says that concrete should be sealed every four years, and especially after being power washed. The best time to do it is when the temperature is in the 60s or higher both day and night, which is between May and September for most places. This minimizes delamination problems, or the separation of the concrete layers. However, with the winter most of the country just endured, Leigh says some issues are inevitable.
He recommends consulting a professional to evaluate whether the driveway can be repaired or replaced. “Once a customer has delamination, it is what it is,” he says. “In many instances, it can’t be repaired.”
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Chicago Heights member Linda Allegra called Sammson out last spring to replace her concrete driveway and walkway. She says they put a sealant on the driveway and gave her guidelines for taking care of it. She’s happy to report that it survived the long winter. “It looks fine, like the day he put it in,” she says.
Jay Allman, owner of highly rated Enviroshapes Concrete of Longmont, Colo., says the biggest problem with flat concrete is that the clay underneath sinks when it gets wet. “Once concrete cracks all the way through, you have more and more places where water gets in and compounds,” he says. “The next thing you know, it’s sinking and cracking all over the place.”
While he says the freeze-thaw cycles contribute to cracking, snow melt techniques are the biggest problem. “You should never use snow melt products on any concrete,” he says. “The label even says they can’t guarantee that it won’t cause chipping and flaking.”
Allman says these products eat the top layer of concrete, and even if only used once or twice, the product will continue to do so until all you see is the aggregate, or rocks. If you feel you must use these products, Allman suggests squeegeeing the concrete as soon as the snow and ice melts. “The quicker you get that product off, the better,” he says. “You might get lucky.”
Allman says you can fill cracks but the driveway will continue to sink, and the materials you use to fill the cracks will only last a year or two before working their way out. “The best way to repair concrete is to replace it,” he says.
Allman only recommends sealing concrete if it’s stamped, and says the sealant will have to be redone every two to three years. Leigh agrees that colored and decorative concrete should be sealed every three years.
Prices are based on a number of variables, but Allman says consumers should expect to pay anywhere from $6.50 to $8 per square foot to have a driveway replaced properly with high-quality material.