Should I replace driveway

Question

Here’s the driveway on my rental property. It’s functional but not pretty. Personal I think it’s ugly. There’s no defined edges, cracks where grass is growing through and gravel showing. It’s just asphalt that appears to be leftover used when they paved the road.
Should I replace this with a concrete driveway? Asphalt over it? Or do nothing since it works.
I’d say it’s a B class property (I think), rent is 1300 but could get 1500 after this lease.

Looking to hold for a few years and increase value of property.

John Underwood · Answer

I'd leave it. Spend money on stuff that really needs replacing.

Scott Mac · Answer

Hi Bill,

It looks like it's alligatoring. They say slurry wont fix that, and sometimes recommend full redo.

It's always a hard call with asphalt. This is a small patch, alligatoring comes from a poor subsurface and gets worse over time.

From the pic, it looks "serviceable", it also looks like the renters drive over it and park behind the fence.

Also it might be a lender issue on a refi, or loan, or maybe not. Asphalt is always a hard call.

Good Luck!

Scott M. · Answer

Very few people buy or rent a home because of the driveway. Kitchens and baths are the money makers. Ugly, sure, but very few driveways are beautiful. You can edge it if the edging is an issue. A new drive will have that "not so edged" looked after a bit too, just how things are.

For the money a drive would cost I would put it in kitchen or bath or landscaping, the things that will bring in buyers and renters.

Jonathan Julian · Answer

Location dependent in my opinion. If this is on the east coast -- its fine. If this is west coast and in california, you may get more for the "curb appeal". This looks to be like every other driveway in B-C neighborhoods on the east coast.

Until its going to cost you money (via opportunity or damage) don't replace.

Bruce Woodruff · Answer

Yes, It's functional, and looks reasonably respectable....

Brad Hammond · Answer

If you think you can get more money or it will rent faster by replacing the driveway then do it. Otherwise, I would leave it the way it is. I don't see anything wrong with it but I know the feeling of wanting to upgrade something that bugs you.

Account Closed · Answer

@Bonnie Low no the driveway wouldn't increase rent $200, but rent in this area has increased that much since they signed the lease last November. If the current tenants move out I could raise it $200 and I'm pretty sure still rent it out. If they want to stay I'll raise less to keep them. They have been good tenants.

There is no trip hazard, and that is an older picture. The grass is much better now. I will hold off on the driveway and focus on the carpet and master bath next. Thanks!

Account Closed · Answer

Thanks @Scott Mac, that's actually an old picture and yes I used to have an extra vehicle parked behind the fence. The tenants do not park there and the grass has grown back. And I actually had an estimate done years ago to run concrete all the way back like your picture, I was going to use it for my boat and motorcycle. But ended up selling the boat and moving. Funny how life changes so much from what you expect.

There's no edging around the asphalt as it looks like they just poured in the middle and let it seep out to the sides, instead of making hard defined edges. Sometimes I get stuck between what 'I would do' and what 'I should do for a rental'.

Craig Janet · Answer

I wouldn't replace it. A new driveway will not make you more money. It does look like the lawn could use some attention. You could work on that to give the home some better curb appeal.

Victor S. · Answer

i think the grass looks worse than the driveway. get some gravel over it, if anything and seed over the bald spots.

Should I replace driveway

Should I replace driveway

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