As a house flipper, you will need to be able to inspect asphalt driveways and determine whether your driveway needs to be sealed, milled and overlayed or completely replaced. You will also need to be able to accurately quantify the # of square feet of asphalt pavement and estimate an approximate budget. Asphalt work is an expensive rehab item, so being able to inspect and diagnose the asphalt pavement condition and estimate the replacement costs is critical in creating accurate budgets for your rehab projects.
Basics Of Estimating Asphalt Costs
Asphalt pavement is typically measured and estimated based upon either the square footage or the square yards which is 9 square feet (1yd x 1yd or 3ft x 3ft).
To measure the number of square yards of asphalt pavement needed on your property multiply the length and width of the asphalt pavement in feet. To calculate the square yards divide the total square footage by 9.
Once you have calculated the square footage of the pavement, multiply the quantity by the unit pricing to calculate a rough budget for the pavement.
- Demolish existing asphalt pavement ($0.5 - $1.0 per square feet)
- Asphalt pavement, 5" thick, L+M ($2.75 - $4.0 per square feet)
- Asphalt pavement, 7" thick, L+M ($3.0 - $5.0 per square feet)
- Mill & overlay existing, L+M ($1.5 - $3.0 per square feet)
- Seal coat only, L+M ($0.25 - $.50 per square feet)
- Gravel subbase for new asphalt pavement ($1.0 - $2.0 per square feet)
Asphalt Driveway Replacement
An asphalt crew can typically tear out and re-install a new concrete asphalt driveway in 1 to 3 days. The first two days are used to tear out the existing asphalt pavement, lay new base rock, and prep the site. Once the site is prepped the asphalt crew can typically pour the driveway in a half day's worth of work.
Asphalt seal coating an existing asphalt driveway is a fast process that can typically be completed in a half day.
#1 Amount of Pavement
In construction, there is a term called economies-of-scale. The larger the project, the more efficient the contractor can be in installing the asphalt pavement.
#2 Pavement Removal
If your asphalt pavement is in decent shape, your Contractor may be able to just mill and overlay a topping coat on top of the existing pavement. If your pavement base course cannot be salvaged the existing pavement will have to be removed ($.50 to $1.00 per sf).
#3 Repairs to Adjacent Areas
Asphalt pavement removal and construction can cause damage to grass and landscaping adjacent to the work, so keep in mind you may need to re-seed or repair damage from pavement work.
The location where you are installing the asphalt will have a significant impact. If you are installing the asphalt in downtown San Francisco the asphalt will obviously cost much more than the same pavement being installed in Suburbia.
Spring and Summer are peak asphalt pavement season and Asphalt Contractors are generally swamped with work, so if you are getting pavement installed during this time you will likely pay a premium.
Writing A Scope Of Work & Getting Bids
Asphalt contractors will generally provide an all-inclusive bid to 'furnish and install' all labor and asphalt materials on the project.
Here is an example of how to write a Scope of Work that ensures your Concrete Contractor provides an all-inclusive bid.
Example Scope Of Work
All Asphalt work is to be Contractor Purchased, Contractor Installed.
- Furnish and install new asphalt pavement with new 4" base rock to replace existing.
- Demolish and remove existing pavement to accommodate new pavement.
- Provide concrete PSI strength that meets or exceeds local building codes.
- Fine grade, prep & re-seed disturbed areas.