Asphalt
A new asphalt surface for a worn or cracked lot whose base is still sound, at a lower cost than rebuilding.
In brief
Resurfacing puts a new asphalt surface on pavement whose base is still sound. An overlay adds new asphalt on top; grind and pave first mills off the top layer, commonly 2 in, so the finished surface stays at its existing level at gutters and doorways. If the base has failed, those areas are rebuilt first, and widespread failure means replacement instead.
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An overlay places new asphalt on top of the existing surface. It costs less, but it raises the finished level, which matters wherever the pavement meets a gutter, door threshold, entry apron or accessible route.
Grind and pave mills off the existing surface, commonly 2 in, and replaces it, so the finished level stays where it was. That's why we recommend grind and pave on most commercial lots and city streets.
A milling machine grinds the surface to a set depth and loads the millings into trucks for recycling. Milling the full width removes the old joints and seams that make a patched surface bumpy. At Arbutus and Quercus Court in Hayward, we milled both roads 100 percent to 2 in before repaving. Even on an overlay, we mill a strip along the gutters so the new asphalt ends at full thickness.
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The right choice depends on the condition of the base, not the age of the lot.
03
Failed areas are dug out and rebuilt to full depth first, because paving over a failed base brings the cracks straight back. Then the surface is milled, cleaned and tack coated, new asphalt is placed and compacted, and manholes and valve boxes are raised to the new grade.
An overlay can also fix drainage. At Marin Lagoon in San Rafael, we placed 1,400 SF of 1.5 in overlay to lift low spots that were holding water, along with 43,000 SF of full-depth repairs.
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On our published grind and pave projects, all completed in 2021 and all milled and repaved at 2 in, the contract came to about $1.75 to $4 per square foot. Two Hayward Hills streets at Arbutus and Quercus Court, 72,000 SF milled full width, came to $126,235, about $1.75/SF. The 112,800 SF parking lot at Rancho Cotati Shopping Center came to $309,100, about $2.74/SF. Four City of Oakland streets at 226 13th Street, 35,350 SF with thermoplastic markings and a city phasing plan, came to $139,800, about $3.95/SF.
All three were the same depth, and the price per square foot still more than doubled from one to the next. Where a job falls in the range depends on the factors below. Asphalt and fuel costs have also gone up since these jobs were priced, so a bid today will usually come in higher. Treat the range as a guide, not a quote.
Resurfacing is priced by area, but the total depends on what else your pavement needs.
Phasing, not paving speed, usually sets the schedule. At Rancho Cotati Shopping Center, we ground and repaved 112,800 SF in eight days while the center stayed open. Around 226 13th Street in Oakland, we resurfaced four city streets, 35,350 SF, in four days under City of Oakland DOT requirements. Most resurfacing happens between spring and early fall, when it's dry and warm enough to pave.
Resurfacing can trigger accessibility updates. Confirm requirements with your city or building department before work starts; see ADA improvements. Work in a public street usually needs an encroachment permit and a traffic control plan.
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There's no set number. It depends on the base, the new asphalt thickness, drainage, traffic and maintenance. Crack sealing and seal coat every three to five years help you get the most out of it.
Specification
The details that decide service life, stated plainly so they can be compared against any other proposal you receive.
Who we serve
Our work
Cotati, CA · 2021
112,800 SF · 2 in grind and pave
A 112,800 SF grind and pave at a Cotati shopping center, completed in eight days while the center stayed open.
Oakland, CA · 2021
35,350 SF · 2 in grind and pave
Four city streets resurfaced to finish a new apartment complex covering a whole city block in downtown Oakland.
Hayward, CA · 2021
72,000 SF · 100 percent milled to 2 in
We milled and repaved 100% of two Hayward Hills streets in two days, with every household notified before we started.
Questions
If raising the surface would cause a problem at gutters, doorways or accessible routes, grind and pave. If the level can rise and the base is sound, an overlay may be enough and cost less.
Yes, as long as the old pavement is structurally sound. Failed areas need to be rebuilt first, or the new asphalt will crack in the same pattern within a few seasons.
To give you an idea: 112,800 SF of grind and pave at Rancho Cotati Shopping Center took eight days while the center stayed open.
It depends on the traffic and the existing surface. For commercial lots and city streets, 2 in is a common mill-and-pave depth; overlays used to fix low spots can be thinner.
Yes. Resurfacing covers the existing layout, which makes it a good time to review stall counts, traffic flow and accessible stall placement.
Get started
Send the property address and what you are seeing. An estimator will walk the site and tell you whether this is the right scope before quoting it.