Asphalt driveways are poured over a base of crushed stone, which is placed either on undisturbed grade or on fill soil that has been mechanically compacted.

When driveways sink, it is most often because the installers didn’t properly connect the underlying dirt or because the fill dirt contains debris, such as tree stumps, that decomposes and collapses underground.

Some other causes can contribute to a sinking asphalt driveway as well, which I’ll cover in this in-depth guide on how to fix a sinking asphalt driveway. 


Causes of a Sinking Asphalt Driveway

Improper rainwater drainage can lead to erosion and undermining of the soil bed, which can cause a driveway to sink. Proper drainage is critical to prevent water pooling under the driveway and eroding the soil, so make sure downspouts are directed away from the driveway area.

A second cause is underground collapse or erosion due to a broken buried pipe or underground stream. A leak or break in buried plumbing, irrigation lines, or drainage pipes can wash away soil and create a void underneath the driveway.

Third, certain environmental factors specific to your region and building site may be at play, such as sinkholes, unstable marshland, expansive soil, volcanic or seismic activity, or hillside erosion. These site conditions often require an evaluation by a geotechnical engineer, also called a geo-professional, to diagnose properly.

Signs of Trouble

Some signs can tip you off to trouble with your asphalt driveway:

  • Cracks in the asphalt or sinking localized to one area of the driveway suggest a localized cause, like a broken pipe. More widespread sinking across a larger area could indicate improper soil compaction.
  • Sunken areas that hold standing water after rainstorms can accelerate erosion of the subgrade soil underneath.
  • Nearby structures like patios, walkways, or your home’s foundation may also be sinking if caused by widespread soil issues under the whole site.
  • Landscape plants near the sunken driveway that appear stressed or dying can be another indicator since underground voids rob roots of water.

Diagnosing the Cause

If your home is fairly new, contact your builder first. Improper compaction of the driveway subsoil is an issue that your home’s warranty should cover.

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I also recommend contacting your utility company or dialing 811 for a free identification of any buried utility lines and cables on your property. This step is a good safety measure and could reveal whether a broken, buried line or pipe contributes to your driveway problem.

Next, examine the direction of your downspouts and overall rainwater drainage around the driveway. Verify that runoff is guided away from the driveway area, not pooling or eroding the soil underneath.

Lastly, contact a geotechnical engineer, or “geo-pro,” to determine what is happening underground – particularly when diagnosing regional geological factors. You do not want to keep applying patches if the driveway keeps sinking. A proper diagnosis now prevents much greater costs later.


Repairing a Sunken Asphalt Driveway

The geotechnical engineer’s report will guide your repair approach. One common solution is patching isolated sunken spots. Patching provides a quick fix but does not address underlying soil problems that will lead to more sinking.

Alternately, milling out the old asphalt surface and re-pouring over repaired and re-compacted subgrade is more thorough. Excavating down to solid subsoil, backfilling with structural fill, compacting, and repaving is best for large areas.

Another option is stabilizing marginal soils with geo-grid fabric beneath the new asphalt, which can reinforce soft spots. 

Geogrid fabric is one solution for sinking driveways. (Canva)

Additionally, French drains around the driveway perimeter can prevent further erosion. Shoring up unstable soils or filling sinkhole voids may be required in some cases.


Hiring a Professional Repair Company

Asphalt driveway repairs often require heavy equipment and specialized expertise. It’s usually advisable, even essential, to hire an asphalt contractor. 

Contractors can handle tasks such as:

  • Milling out old asphalt
  • Excavating down to stable subsoil
  • Soil compaction testing
  • Hauling and compacting structural fill
  • Asphalt paving

Professionals also have the resources to handle any permits required for major reconstruction work in public rights-of-way.

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Maintaining Your Asphalt Driveway

Regular maintenance is key to longevity after repairs are complete. Reseal cracks every two to three years to prevent water intrusion into the pavement base and recoat with a fresh layer of asphalt sealer every three to five years to protect the surface.

Proper drainage sloped away from driveway edges avoids erosion. Promptly removing snow and ice buildup in winter is best to prevent icy patches and refreezing meltwater.

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Avoid driving or parking heavy vehicles during the six-month asphalt cure period, including cement trucks, moving trucks, large delivery vehicles, and heavy equipment that can damage the new pavement.

Finally, simply being observant will go a long way in keeping problems from piling up. Watch for new cracks or sinking spots and address them quickly to prevent bigger issues.


So, Is a Sinking Asphalt Driveway Serious?

A sunken asphalt driveway is more than just a cosmetic flaw — it points to underlying soil and drainage issues that can worsen if not properly repaired. The subgrade provides critical support, and compromised soils can threaten your home’s structural stability over time. 

While driveway repairs can be costly, diagnosing and fixing the root cause now prevents much more expensive foundation repairs down the road. Investing in a full repair brings peace of mind by protecting your most valuable asset.

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FAQs About Asphalt Driveway Repair

How long does an asphalt driveway last?

An asphalt driveway can last 15 to 20 years with proper installation and maintenance. Poor drainage, heavy traffic, inadequate base material, and other issues can shorten its life span.


How much does it cost to repair a sinking asphalt driveway?

The cost to repair a sinking asphalt driveway ranges from a few hundred dollars for patching to $3,000 or more for full reconstruction. The size of the affected area and the needed repairs play a big role in determining the final price.


Should I seal-coat my new asphalt driveway?

Yes, seal coating a new driveway after six to twelve months will protect the asphalt and prevent early deterioration. Reapply sealer every two to three years after that.


Can I pour new asphalt over old?

I don’t recommend pouring new asphalt over old asphalt because the old cracked asphalt will not provide a stable base for the new layer. Milling out old asphalt first provides the best results.


How long does asphalt take to cure?

Asphalt driveways need about six months to fully cure and reach maximum hardness after installation. Avoid parking heavy vehicles during the curing period.


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Elise LaChapelle

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Elise LaChapelle is a copywriter with over a decade's experience in the digital space. She specializes in blogging, website content, social media, and e-mail marketing across a diverse array of clients, helping them to connect with their target audience through concise, compelling messaging. When she's not crafting copy, Elise enjoys working out, cooking, and spending time with her husband and two daughters.

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Amy DeYoung

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Amy DeYoung has a passion for educating and motivating homeowners to improve their lives through home improvement projects and preventative measures. She is a content writer and editor specializing in pest control, moving, window, and lawn/gardening content for Today’s Homeowner. Amy utilizes her own experience within the pest control and real estate industry to educate readers. She studied business, communications, and writing at Arizona State University.

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