If you’ve been staring at cracks in your driveway or noticing puddles forming in your parking lot after rain, you might be wondering, “Is it time to redo the asphalt?” The truth is, asphalt isn’t a one-and-done deal—it’s more like a favorite pair of shoes. With regular care, it’ll last for years, but eventually, the wear and tear will show. So, how often should you be thinking about replacing it?
On average, a well-installed asphalt surface lasts about 15–20 years for residential driveways and 10–15 years for commercial parking lots. The difference comes down to usage: more traffic, heavier loads, and frequent temperature changes speed up the breakdown process. Add in the fact that asphalt naturally oxidizes (fades and hardens) over time, and you can see why maintenance is so important.
What Really Impacts Asphalt Lifespan
Several factors influence how long your asphalt will stay in tip-top shape:
- Weather: Freeze-thaw cycles in colder climates cause expansion and contraction, leading to cracks.
- Traffic Load: More cars, trucks, and delivery vehicles mean more stress on the surface.
- Drainage: Standing water is asphalt’s worst enemy—it seeps into cracks and accelerates damage.
- Maintenance Routine: Regular sealcoating, patching, and cleaning can extend life by years.
When you skip maintenance, small cracks can widen into potholes faster than you can say “trip hazard.” And once the base layer is compromised, replacement is often the only fix.
Signs It’s Time to Redo Asphalt
You don’t need to be a paving pro to spot the warning signs. Keep an eye out for:
- Widespread cracking (sometimes called “alligator cracks”)
- Large potholes or depressions that collect water
- Fading color and brittle texture
- Uneven surface or visible base layer
If you’re patching the same areas every year, that’s usually a red flag that resurfacing—or even full replacement—may be more cost-effective in the long run.
The Bottom Line on Redoing Asphalt
So, how often should you redo asphalt? If you’ve been diligent with upkeep, you can get close to two decades out of it. But neglect or heavy use could cut that lifespan in half. The smartest move is to schedule a professional inspection every few years so you can tackle small issues before they turn into budget-busting repairs.
If you’re ready to assess your asphalt’s condition or start planning for a refresh, check out our asphalt paving services, explore asphalt installation options, learn about sealcoating benefits, or get expert help with asphalt repair and patching.