Cost and Benefits Analysis: Asphalt Refinishing vs. Replacement

Asphalt roads and parking lots that are properly constructed and maintained should last 20 to 30 years. However, even in optimal conditions, an asphalt surface may begin to show wear and tear prior to the 15-year mark. Sealing can help, and should be done every 3 to 4 years as part of standard maintenance, but serious cracking or standing water may require more extensive repairs. The solution may be resurfacing the asphalt (also referred to as refinishing or applying an overlay), as long as the lot has not sustained structural damage.

What Is Asphalt Refinishing?

By shouldering the weight of thousands of pounds of vehicles on a daily basis, an asphalt road or parking lot may develop cracks and other damage over time. Asphalt resurfacing is one option that will not only repair damage, but will also give the property a fresh new look.

Asphalt refinishing is the process of applying approximately two inches of new asphalt over the existing surface. It is a more complex process than sealcoating. A heavy rolling machine is used to ensure a smooth, level finish. This extends the lifespan of the surface by an additional 8 to 15 years.

The finished results after refinishing an asphalt road or parking lot will only be as good as the existing surface that it is going on. All existing damage to the old pavement - such as cracks, soft spots, or holes - need to be repaired before resurfacing. Any existing damage that goes un-repaired will reflect through the new layer of asphalt. Proper drainage also must be considered to ensure that the added layer won’t create problems with standing water.

Cost Analysis: Asphalt Refinishing vs. Replacement

A complete replacement of an asphalt road or parking lot is usually necessary when severe subgrade deficiencies exist. In this case, part or all of the pavement and base material are removed and any other defects (such as excess moisture, shallow utility lines, missing aggregate base, or incorrectly prepared subgrade) are corrected. Once the base is properly prepared, new aggregate is supplied as needed and re-compacted, and new asphalt is laid and compacted with vibratory rollers.

While specific costs will vary based on the project location, existing conditions, size and scope, a full asphalt replacement will typically cost almost twice as much as refinishing the same lot. There are distinct advantages to both methods, so it is important to consider them both carefully.

Basic Construction’s Asphalt Calculator can estimate the amount of materials needed (in tons) based on a standard mix density of 148 pounds per cubic foot. While densities will vary between mixes, this value is a standard rule-of-thumb for estimating purposes. For very large projects, reduced bulk rates may be available.

Resurfacing a road or parking lot requires both significant equipment and expertise, so it’s best to contact someone who is familiar with asphalt and sealcoating. Basic Construction has nearly a century of experience paving asphalt in Eastern Virginia. Contact us at (757) 249-3789 to schedule a consultation today.

To learn more about how to estimate for your next asphalt project, download Basic Construction’s free guide: Tips for Estimating Your Project Right the First Time.