Having a paved driveway is one of the most effective methods to improve an Orlando rental property’s curb appeal. Yet, if your rental’s paved driveway is showing signs of wear, you may be wondering whether it’s time for a repair or even a full replacement. While every situation is different, by learning about your driveway options and some of the pros and cons of each, you can more confidently decide what to do when the time comes.
Determine Wear and Tear vs. Damage
To begin with, you need to determine why your driveway looks a bit worse for wear. Is the surface starting to crack, stain, or develop potholes? Or has natural erosion done a real number on your rental’s driveway surface? Something as minor as a water pipe leak in the yard might erode the soil under a driveway, generating breaks, holes – and a major eyesore. Depending on how damaged your driveway is, it might be possible to resurface it, or, in more severe cases, you may need to replace it entirely.
Options for Replacement
One of the more budget-friendly driveway materials is asphalt. Yet, asphalt also doesn’t last as long as concrete and might begin to develop significant wear after just a few years. Assuming you catch the damage early, it will largely be on the surface. Therefore, you may be able to add another layer to your existing driveway to recover its functionality and appearance. However, if the concerns go deeper or affect the soil beneath the driveway, you may need to re-do the entire thing.
It is recommended to repair or replace an asphalt driveway in the spring or early fall. Outside temperatures have a large impact on the quality of the asphalt as it is laid down; that’s why it is critical to select a time when extreme temperatures won’t be a problem. Moreover, keep in mind to pick a professional paving company with quality guarantees. A substandard asphalt job might depreciate your property values instead of increasing it!
Although the initial expenditures are often greater, concrete driveways typically last longer. Concrete will continue to express signs of wear and tear over time, and you’ll need to determine when the time is right to address concerns that have arisen. One of the major problems with concrete is cracking and flaking. When visible cracks form, it indicates that the surface integrity is failing. Repairing the surface may be an excellent (although temporary) option for small cracks. You can even refinish the entire surface to restore a concrete driveway’s solid appearance.
On the other hand, if you have drainage problems or cracks wider than a quarter-inch, a patch job will not work. Water will continue to seep under the concrete, freezing, thawing, and wreaking havoc on your driveway’s foundation. If you find wide cracks, uneven surfaces, pooling water, or other problems, it’s time to replace all or part of the driveway.
Obligation for Landlords
Ultimately, landlord-tenant laws in most places state that it is the property owner’s responsibility to keep the property in a habitable condition. If your rental’s driveway is so damaged that it is unsafe to walk or drive on, it’s time to replace it. Holes and cracks can fill with ice and pose safety hazards for your tenants, while potholes can damage their vehicles (and yours!).
Along with the rest of the property, it’s imperative to regularly monitor the condition of your rental property’s driveway, listen to tenant concerns, and take necessary action. It’s not worth the legal and financial risks to let unsafe conditions go unaddressed.
Knowing when to repair or replace a rental’s driveway might be difficult. But the good news is that you don’t have to make important decisions like these by yourself. Alternatively, consider giving our Orlando property managers a call. We can help you budget for larger repairs and renovations your property needs and even supervise the project itself. To learn more, contact us online.
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