Re-Graveling the Driveway?

Question

Hey BP,

New tenant wants me to re-gravel the driveway for them.

It's not in terrible condition, just a few big holes where water gathers/spreads. Would cost me about $300 to redo the whole thing. They're willing to do some of the work on it, spreading the gravel, making it even and such. But I feel this is out of the scope of my responsibility of providing a "habitable" unit for my tenant.

Would love to hear your thoughts!

Ron Rohrssen · Answer

Hi Jonathan,

While I'd agree it's out of scope, it may go a long way in the enjoyment of the property and potentially lengthen the lifespan as you smooth out potholes and put gravel back in areas that are thin. Additionally, I think it would show goodwill on your part with the tenants.

I don't know the specifics on the rent, and the vacancy rate on this particular property. So, I can't give you an opinion on the trade off in the expense vs. the good will. You also didn't specify how bad is the driveway. My opinion on that is that it would have to be pretty bad.

At $300 it sounds comparable to a driveway that I maintain. I've added gravel to that twice in 12 years, and barely had to do ANY leveling or redistribution. The dump-truck drivers were competent enough to simply drive forward at the same rate as the distribution and voila! The gravel was level and fresh. So if you find similar skills, and I think you will, the tenant isn't going to have much skin in the game.

As an alternative for me in the next cycle, I'm considering renting a box-blade and doing the work of roughing it up and leveling it myself. I have access to everything except the box blade which will run $50 to rent. So, for about 3 hours total time (including rental, trailering, etc.) I'll have a nice fresh level driveway. If you're interested in this, check out this short Youtube video: https://www.youtube.com/watch?v=FZTEulFLwbM&t=169s

Of course you could also consider simply filling the holes with gravel that you mentioned.

Charlie Barnett · Answer

I would say the benefit of the value added is worth the cost. IF you do it right.

Coming from someone who grew up with a gravel driveway - have the tenants pickax or till up the pot holes. Fill them with dirt (preferably mixed with clay, not sand) and tamper the ____ out of it.

If you just pour in dirt and cover it with gravel it will wash away and get displaced by tires. You're more or less back where you started.