Cracks, Potholes, Soft Spots—When to Repair vs. Replace Asphalt

Asphalt is built to take a beating—but over time, even the best pavement shows signs of wear. Maybe you’ve noticed a few surface cracks forming on your driveway. Or maybe there’s a full-blown pothole taking over part of your parking lot. Worse yet, you might feel soft spots underfoot or under tires that signal something deeper is going on.

So how do you know when asphalt damage can be repaired—and when it’s time to tear it out and start fresh?

This guide breaks it down in real terms. Whether you’re managing a private road, commercial lot, or residential driveway, here’s what you need to know about the types of asphalt damage, how they happen, and when to repair vs. replace.

Understanding the Problem: The 3 Common Asphalt Failures

1. Cracks

These are the earliest warning signs of distress in asphalt. Cracks come in several forms:

• Linear (straight-line) cracks from shrinkage or minor shifting
• Alligator cracking—a web-like pattern caused by fatigue
• Edge cracks that form where pavement meets grass or gravel
• Block cracking from temperature swings or poor binder mix
  

Cracks let water in. Water leads to base erosion. And that erosion leads to the next problem…

2. Potholes

Potholes don’t happen overnight—they’re the result of water weakening the base and the pavement surface giving in under pressure. They typically form in areas with existing cracking and high vehicle traffic. Once you have a pothole, it’s a clear sign the pavement has already failed in that spot.

3. Soft Spots / Depressions

Soft spots often feel like the pavement is “sinking” or springy under weight. These signal base issues, usually from poor drainage, unstable soil, or erosion. You might not see cracks or holes right away, but make no mistake: the foundation is breaking down.

How Asphalt Fails: Top Causes to Watch For

• Water infiltration (especially through unsealed cracks)
• UV exposure, which dries out and weakens the surface over time
• Heavy traffic, particularly from large vehicles
• Improper installation, like poor base prep or thin pavement layers
• Freeze-thaw cycles, common in certain parts of Texas and beyond
• Oil and chemical spills from vehicles or equipment
  

The cause matters—because that helps determine whether repairs are enough or if replacement is necessary.

When You Can Repair Asphalt

Let’s start with the good news: many problems don’t require full replacement. Here are scenarios where asphalt repair is the smarter, more cost-effective option.

Surface Cracks

If the base is still in good condition and the cracks are isolated or minimal, crack sealing or asphalt patching can do the trick. Hot rubber crack filler keeps water out and slows future damage.

📌 Best For:

• Driveways with minor linear cracking
• Parking lots with early alligator patterns
• Roads with edge cracks from vegetation or runoff
  

Small Potholes

Isolated potholes that haven’t spread can be patched using infrared asphalt repair or remove-and-replace methods. If caught early, these repairs restore function and stop spreading.

📌 Best For:

• Low-traffic parking areas
• Surface potholes in structurally sound roads
• Cost-conscious property owners needing a short-term solution
  

Surface Depressions Without Base Failure

If your surface looks sunken but still feels solid underneath, it could be a drainage issue or minor settling. Overlaying with a fresh layer of asphalt can improve appearance and surface flow without removing the existing base.

📌 Best For:

• Sloped driveways or lots with visible dips
• Residential roads where function is still intact
• Properties planning on resurfacing soon anyway
  

When You Should Replace Asphalt

Repair can save money—but only when it’s solving the root problem. If the foundation is failing, cracks are widespread, or damage keeps returning, replacement is the better long-term move.

Widespread Alligator Cracking

If your pavement looks like a reptile’s back across most of the surface, it’s not a surface issue anymore—it’s structural. That’s a sign the asphalt can’t flex with the weight above it, usually due to fatigue or failed base.

📌 Time to Replace If:

• 25–30% or more of your surface shows fatigue cracking
• Cracks have spread into adjoining lanes or edges
• You’ve already patched the same areas multiple times
  

Multiple or Recurring Potholes

One pothole can be patched. Three can be fixed. But if they keep forming or appear close together, your base is compromised—and repairs are just buying time.

📌 Time to Replace If:

• Potholes return within a year of repair
• The area is used by delivery trucks, trailers, or frequent traffic
• The pavement feels soft in the surrounding area
  

Soft Base or Saturated Subgrade

If your pavement feels soft to walk or drive on—or if you notice standing water or pooling—your sub-base likely needs full removal and reconstruction. Continuing to patch these areas is like putting a band-aid on a cracked foundation.

📌 Time to Replace If:

• Your site has poor drainage
• Surface damage aligns with slope or soil movement
• Asphalt overlays failed due to subgrade instability

How Long Should Asphalt Last?

Asphalt is an investment, and like any investment, you want to know the timeline. Here’s a general rule of thumb:

When maintained, asphalt can last well beyond these numbers. But without maintenance? You’re looking at repairs—or replacement—much sooner.

Cost Comparison: Repair vs. Replacement

Asphalt Repair

• Crack sealing: Low cost per linear foot
• Patching: $100–$300 per area (varies by size)
• Infrared repair: Mid-range cost, minimal disruption
  

Asphalt Replacement

• Full removal and paving: Higher upfront cost
• Long-term savings from durability and fewer repairs
• More control over surface slope, drainage, and base
  

👉 If you’re spending on repeat patching each season, replacing may cost less over five years than constant quick fixes.

Preventative Maintenance Pays Off

The best way to avoid major replacement is staying ahead of damage. A few preventative steps can dramatically increase the lifespan of your surface:

• Sealcoat every 2–3 years
• Crack seal as soon as cracks appear
• Clean and sweep regularly to remove oil, gravel, and debris
• Watch for pooling water and fix drainage fast
• Schedule routine inspections—especially after winter or extreme heat

Final Verdict: Repair or Replace?

Here’s a quick cheat sheet:

Talk to a Pro Before You Decide

Every property is different. Soil type, slope, drainage, and usage all affect what makes sense for your situation. At PMG Paving LLC, we offer honest assessments and straight answers—no overselling, no guesswork.

Whether you’re dealing with cracks, potholes, or soft spots, we’ll help you figure out what’s worth fixing and what needs a fresh start.