In Denver’s tough climate, asphalt takes a beating. Between freeze-thaw cycles along Speer Boulevard and heavy vehicle traffic near the I-25 corridor, even well-laid pavement starts to show wear.
When cracks, potholes, or surface damage appear, many property owners naturally turn to patching as the quickest fix. And sometimes, it’s exactly what’s needed. But in other cases, patching only masks deeper issues that will come back to haunt you.
Let’s walk through the key signs to look for and what actions make the most sense here in the Mile High City.
Key Takeaways
- Asphalt in Denver wears out fast from traffic, freeze-thaw cycles, and years of patching over old problems.
- Cracks, sinking spots, drainage issues, and repeating potholes usually mean you need more than surface patching.
- Local assessments help spot deeper issues and guide smarter choices for repairs or full pavement replacement.
- Full repaving gives better results for busy areas, while resurfacing can work for light-use driveways and lots.
Signs Your Asphalt in Denver May Need More Than Just Patching
When we assess pavement issues across Denver, there are certain red flags we see over and over again—especially in areas with high traffic, poor drainage, or aging infrastructure. These signs usually point to deeper problems that patching alone can’t fix.
Extensive Alligator Cracking Near High-Traffic Areas
If you’re seeing fatigue or “alligator” cracking—especially on driveways and lots near busy roads like Colfax Avenue or Federal Boulevard—it’s a sign the damage runs deeper than just the surface. These interconnecting cracks are often caused by long-term stress and failure of the sub-base due to heavy use or poor drainage.
In these cases, patching individual cracks is a short-term bandage.
Without addressing the compromised foundation, the cracking will return quickly, especially after another Denver winter.
Uneven Pavement in Areas Prone to Frost Heave
In neighborhoods like Park Hill and Hilltop, where older infrastructure is more common, we frequently see uneven asphalt caused by frost heave. Denver’s freeze-thaw cycles are brutal—moisture seeps into the pavement, freezes, expands, and then thaws repeatedly.
If sections of your pavement have raised or sunken dramatically, patching the surface won’t stop the underlying movement. Full repaving, including regrading and base repair, is usually needed to restore long-term durability.
Drainage Issues Near Curbs and Gutters
If water pools consistently near curbs—like those along South Broadway or near Washington Park—it’s a sign your pavement has lost its original slope or “crown.” This often happens after years of minor patching that alters the flow of runoff.
Poor drainage not only weakens the asphalt but also creates hazards in the winter when that water freezes over. Fixing the grade usually requires repaving, not just adding another patch on top of the issue.
Potholes That Keep Reappearing in the Same Spot
One of the clearest signs that repaving is necessary is when potholes keep forming in the same location. We see this a lot in industrial zones like Globeville or along Brighton Boulevard, where truck traffic is frequent.
Recurrent potholes indicate foundational damage beneath the surface—often from water infiltration or old, compacted material that can no longer hold up.
Patching may temporarily fill the hole, but only a full-depth repair or repaving will truly fix the problem.
Age-Related Fading and Surface Brittleness
If your asphalt surface is over 15–20 years old and starting to fade to a light gray, especially in sun-exposed areas like near Cheesman Park or the Highlands, it’s probably past its prime.
Asphalt loses its flexibility and protective oils over time due to UV exposure and oxidation.
When the surface becomes brittle and starts cracking in multiple directions, patching might help for now—but full resurfacing or repaving will give you longer-lasting results with fewer headaches.
What to Do If You’re Seeing These Asphalt Issues in Denver
Schedule a Professional Pavement Assessment
Before jumping to any conclusions, it’s smart to get a professional assessment—especially one tailored to Denver’s unique soil, weather, and traffic conditions.
At Colorado Pavement Solutions, we conduct site visits throughout areas like Capitol Hill, Cherry Creek, and Stapleton to evaluate the true cause of pavement failure. We look beyond the surface to check your sub-base, drainage, and structural integrity so we can recommend the most cost-effective long-term solution.
Consider the Long-Term Costs of Repeated Patching
Many Denver property owners initially choose patching because it’s faster and cheaper. But in areas like downtown or near Sloan’s Lake, where vehicle loads and environmental wear are high, short-term fixes often lead to more frequent crack repairs.
Over time, these costs add up.
Investing in full repaving might seem more expensive upfront, but it often pays off within a few seasons by reducing ongoing pavement maintenance, liability risks, and tenant complaints.
Time Your Repairs Around Denver’s Paving Season
Denver’s asphalt paving season typically runs from late spring through early fall, when the weather is warm and dry.
If you’re dealing with recurring issues now, especially in October, it’s smart to plan. Repairs done too late in the season can be compromised by cold temperatures and early snow.
In areas like Lowry or Montbello, where winter hits early and hard, scheduling repaving at the right time ensures materials cure properly and last longer.
Address Sub-Base Problems Before Surface Work
We often see DIY patching jobs around neighborhoods like Baker or Highland, where surface issues were fixed without touching the base.
Unfortunately, this approach doesn’t last.
In Denver’s climate, where clay soils and freeze-thaw cycles wreak havoc beneath the surface, proper sub-base prep is key. If your contractor isn’t addressing what’s underneath, even the best-looking asphalt patch won’t hold up for long.
Weigh Resurfacing vs. Full Repaving Based on Usage
Not every situation calls for a full rip-out and replacement. In lower-traffic zones like residential cul-de-sacs in Green Valley Ranch or university lots near DU, resurfacing (adding a new top layer of asphalt over a stable base) might be all you need.
But for heavily used commercial lots or driveways that see constant delivery traffic—like those in RiNo or near Mile High Stadium—full repaving is usually the smarter investment.
We can help you make that call based on the actual wear and purpose of the space.
Stop Patching the Same Problems—Let’s Build Something That Lasts
Our crew specializes in asphalt repairs that are designed for Denver’s climate and usage patterns. Whether you’re dealing with failing parking lots in Five Points, crumbling driveways in Stapleton, or potholes near the warehouse districts in Commerce City, we’ve got the tools and experience to help.
Let’s figure out whether you need resurfacing or a full repave—without guesswork.
We’ll give you an honest assessment, break down your options, and help you make the smartest investment for your property. Call us today or request a quote to get started before the next Denver freeze sets in.
Frequently Asked Questions
How long does asphalt repaving usually take in Denver?
Most repaving projects in Denver take one to five days, depending on the size, site access, sub-base condition, and whether milling or full-depth removal is needed before new asphalt is installed.
Can you repave over existing asphalt without removing it first?
Yes, we offer asphalt overlay services when the existing surface is structurally sound, but we always inspect for sub-base issues to make sure an overlay will last in Denver’s climate.
Do I need a permit for asphalt work on my commercial property in Denver?
Yes, most commercial projects require permits, especially for work affecting public sidewalks, alleys, or street access, and we handle all permitting to meet Denver Public Works requirements.
What kind of asphalt do you use for long-lasting results in Denver?
We use performance-graded hot mix asphalt designed for Colorado’s freeze-thaw cycles, heavy UV exposure, and elevation changes to give Denver properties longer service life and better surface performance.
