Asphalt Driveway Work in The Pinery

Aging driveways under the pines

A driveway placed when The Pinery was first developed has been through a lot of Palmer Divide winters. The typical pattern we see is surface oxidation from strong high-altitude sun, a network of fine cracks, and edges that have started to crumble where the lawn or landscape bed meets the asphalt. Tree roots from mature pines sometimes lift a section as well.

The good news is that the base under many of these drives is still sound. When that is the case, resurfacing with a new layer of asphalt over the existing surface costs less time and disruption than a full tear-out. When the base has failed, usually visible as alligator cracking or sunken areas, replacement is the honest answer.

Resurface, repair, or replace

We give Pinery homeowners a clear read on which path fits their driveway after we look at it in person. Here is how we generally think about it.

• Sealcoat: surface is sound, just faded and lightly cracked
• Crack seal plus sealcoat: a few wider cracks, no sinking
• Resurface: worn surface, solid base, no major heaving
• Replace: alligator cracking, soft spots, or drainage failure

Working around HOA-maintained streets

The Pinery's streets are HOA-maintained, which means the HOA may have requirements for contractor access, staging, and protecting the street surface during work. We have no issue following those rules. Tell us what the HOA requires and we will plan the job accordingly, including where equipment parks and how we keep the street clean.