Most people don’t wake up thinking, “I need a new driveway” or “My parking lot needs to be replaced.” Instead, they start with questions like:

• Why is my driveway cracking every winter?
• Can potholes be fixed permanently?
• Is it cheaper to repair or replace asphalt?
• How do I know when a parking lot is beyond repair?

If you’ve been searching for asphalt repair near me or paving company near me, chances are your pavement is telling you something.

Here’s how to know when repairs are no longer enough—and replacement is the smarter, safer, and more cost-effective option.

1. Cracks Keep Coming Back (Even After Repairs)

Small cracks are normal. Asphalt expands and contracts with temperature changes.
But when cracks reappear shortly after being filled, that’s a red flag.

What this usually means:

• Water has reached the base layer
  
• Freeze-thaw cycles are breaking the pavement from underneath
  
• The structure is failing, not just the surface
  

If you’re repeatedly paying for crack filling or patching, replacement often costs less over time than ongoing repairs.

Common search question:
Why do cracks keep coming back in my driveway?
Answer: Because the base has failed—and surface repairs can’t fix that.

2. Alligator Cracking (Web-Like Cracks)

Alligator cracking looks exactly like it sounds—cracks forming a web or scale pattern across the surface.

This is one of the clearest signs that asphalt replacement is needed.

Why it matters:

• The pavement has lost its load-bearing strength
  
• Repairs won’t stop further damage
  
• Water is already deep in the structure
  

For both residential driveways and commercial parking lots, alligator cracking means the pavement has reached the end of its life.

3. Potholes Keep Getting Bigger

One pothole usually leads to another. Then another.

If potholes are:

• Reappearing in the same areas
  
• Spreading across the surface
  
• Appearing after every winter
  

…it’s a strong sign the pavement is failing from below.

For parking lots, this is more than cosmetic:

• Vehicle damage risk
  
• Trip-and-fall liability
  
• Poor first impression for customers
  

At this stage, parking lot replacement is often safer and more economical than ongoing patchwork.

Common search question:
Can potholes be fixed permanently?
Answer: Only if the pavement structure is still intact. If not, replacement is the permanent fix.

4. Water Pools on the Surface After Rain

Standing water is one of the most overlooked signs of pavement failure.

If water:

• Pools instead of draining
  
• Freezes into ice patches in winter
  
• Collects in low spots
  

…it means the surface or base has shifted.

Why this matters:

• Water accelerates cracking
  
• Ice expands and breaks asphalt apart
  
• Drainage problems shorten pavement lifespan
  

If regrading or resurfacing won’t correct the slope, driveway replacement or parking lot reconstruction is the right solution.

5. The Asphalt Is Crumbling at the Edges

Crumbling edges aren’t just cosmetic. They usually indicate:

• Weak base support
  
• Water erosion
  
• Soil movement
  
• Poor original installation
  

Once edges start breaking down, the damage spreads inward. Repairs may temporarily improve appearance, but replacement addresses the root issue.

6. Your Driveway or Parking Lot Is Over 20 Years Old

Asphalt doesn’t last forever—even with good maintenance.

Typical lifespan:

• Residential asphalt driveway: 15–25 years
  
• Commercial parking lot: 20–30 years
  

If your pavement is approaching or past this age and showing multiple issues, replacement is often the best long-term investment.

Common search question:
How long does asphalt last?
Answer: With proper installation and maintenance, about 20–30 years—but age plus damage usually signals replacement time.

7. Repairs Cost More Than They’re Worth

This is where many property owners get stuck.

If you’ve been:

• Filling cracks every year
  
• Patching potholes repeatedly
  
• Calling for emergency asphalt repairs
  

…it’s time to step back and look at total cost.

A simple rule:

If repairs exceed 30–40% of replacement cost, replacement usually makes more sense.

A reputable paving company will tell you this honestly—because long-term trust matters more than short-term fixes.

8. The Surface Looks Gray, Brittle, and Dry

Asphalt should look dark and flexible.
When it turns gray, chalky, or brittle, the binder has oxidized.

This means:

• The asphalt has lost flexibility
  
• Cracks will form more easily
  
• Sealcoating alone won’t restore strength
  

At this stage, resurfacing may help—but full replacement may be necessary if the base is compromised.

9. Vehicles Feel Every Bump and Dip

If driving across your driveway or parking lot feels uneven, bumpy, or unstable, that’s a sign of structural failure.

For parking lots, this often leads to:

• Vehicle complaints
  
• Drainage problems
  
• Safety issues
  

For driveways, it usually means the base has settled or shifted. Once the base moves, surface repairs won’t correct the problem.

10. You’re Planning to Sell or Upgrade the Property

A failing driveway or parking lot can hurt property value. Replacing pavement:

• Improves curb appeal
  
• Signals proper maintenance
  
• Reduces buyer objections
  
• Improves safety and accessibility
  

For commercial properties, a clean, well-paved parking lot directly impacts how customers perceive your business.

Repair vs. Replacement: A Quick Comparison

Repairs Make Sense When:

• Damage is isolated
  
• Base is still solid
  
• Cracks are minimal
  
• Surface is relatively young
  

Replacement Is Better When:

• Cracks keep returning
  
• Potholes are widespread
  
• Drainage issues persist
  
• Pavement is over 20 years old
  
• Repairs are frequent and costly
  

What People Ask Before Hiring a Paving Company

How do I know if I need driveway replacement?

If cracks are widespread, water pools, or repairs no longer last, replacement is likely the right option.

Is it cheaper to repair or replace asphalt?

Short term, repairs are cheaper. Long term, replacement often saves money when repairs become frequent.

How long does driveway replacement take?

Most residential driveways are completed in 1–2 days. Parking lots vary by size.

Can a paving company tell me honestly if replacement is needed?

Yes—experienced contractors assess the base, drainage, and surface condition before recommending replacement.

Why Professional Assessment Matters

Not every damaged surface needs replacement.
But guessing wrong can cost you more in the long run.

A professional paving contractor will:

• Inspect the base layer
  
• Evaluate drainage
  
• Identify structural failure
  
• Recommend the most cost-effective solution
  

That’s why many people search for “best paving company near me” instead of attempting DIY fixes.

Final Thoughts: Don’t Wait Until It Becomes a Safety Issue

Ignoring pavement problems rarely saves money.
Most replacements happen after years of warning signs.

If your driveway or parking lot shows multiple signs from this list, it’s worth getting a professional opinion before damage worsens.

Replacement isn’t about starting over—it’s about building something that lasts.

Talk to a Local Paving Expert You Can Trust

If you’re seeing signs that your driveway or parking lot may need replacement, getting the right advice early can save you time and money. Morpac Paving Limited has been helping homeowners and businesses across the GTA make smart paving decisions for over 30 years.

Our team takes the time to assess your pavement properly and recommend the most cost-effective solution—whether that’s repair, resurfacing, or full replacement.

📞 Call Morpac Paving Limited today at 647-492-4828 to schedule a free on-site evaluation.
📍 Serving Markham, Pickering, Vaughan, Richmond Hill, North York, Scarborough, Gormley, and Whitchurch-Stouffville.

Morpac Paving Limited – Reliable asphalt and concrete paving, done right.