How much does it cost to resurface an asphalt driveway on a rental property in Ottawa?

Asphalt driveway resurfacing in Ottawa typically costs $2,500 to $5,500 for an average residential driveway (40-60 square metres), with rental property considerations potentially affecting both timing and material choices.

Resurfacing involves applying a new 40-50mm layer of hot-mix asphalt over your existing driveway surface, assuming the current base is stable and the surface damage is limited to the top layer. This is significantly less expensive than full removal and replacement, which would run $5,000 to $12,000 for the same driveway.

The key factor determining whether resurfacing is viable is the condition of your existing base and subgrade. If the current driveway has extensive alligator cracking, potholes deeper than 50mm, significant settling, or drainage issues, resurfacing will only provide a temporary fix. Ottawa's extreme freeze-thaw cycles (50+ per winter) and deep frost penetration will cause any underlying base problems to reflect through the new surface within 1-2 winters. A professional assessment is essential before deciding between resurfacing and full replacement.

For rental properties specifically, resurfacing offers several advantages. The work can typically be completed in one day, minimizing tenant disruption. The cost is often tax-deductible as a property maintenance expense (consult your accountant). However, consider that resurfacing typically extends driveway life by 8-12 years, while full replacement lasts 20-25 years with proper maintenance. If you're planning to hold the property long-term, full replacement may offer better value.

Ottawa's climate demands quality work even for resurfacing. The existing surface must be thoroughly cleaned, cracks wider than 5mm filled with hot-pour crack sealer, and any loose material removed. The new asphalt must be applied when ambient temperatures are consistently above 10°C and compacted with a steel drum roller while still hot. Work should be scheduled between late May and early October for optimal results.

Pricing variables include driveway size, accessibility for equipment, current surface condition, and seasonal demand. Spring (May-June) and early fall (September) are peak season with higher pricing. Mid-summer work sometimes offers modest savings. Always get three quotes from contractors with WSIB coverage, and verify they're using hot-mix asphalt, not cold patch material.

The resurfaced driveway should not be sealed for the first 6-12 months to allow proper curing. After that, regular sealcoating every 2-3 years is essential in Ottawa's climate to protect against salt damage, UV oxidation, and water penetration.

Need help finding a driveway contractor? Ottawa Driveways can match you with local paving professionals for free estimates on your rental property project.