Washtenaw County Driveway Maintenance Tips

Homeowners in Washtenaw County would likely agree that properly maintaining an asphalt driveway is important, but can also be confusing and time-consuming.

This article provides a helpful guide to seasonal driveway care, damage prevention, navigating local regulations, and when to call in an asphalt professional in Washtenaw County.

You’ll find tips like adhering to Road Commission standards, coping with nearby road construction, and signs you may need full asphalt replacement.

Introduction to Asphalt Driveway Maintenance in Washtenaw County

Asphalt driveways are commonly found in Washtenaw County homes. Asphalt is a blend of stone aggregates like gravel or sand held together by a petroleum-based binder. Compared to concrete, asphalt is more flexible, affordable, and quicker to install. However, it requires more frequent maintenance.

Proper maintenance is crucial for several reasons:

Longevity: With preventative care like crack sealing, an asphalt driveway can last over 20 years. Without it, water seepage and freeze-thaw cycles cause rapid deterioration.
Appearance: A well-kept asphalt driveway looks clean, smooth, and black. Proper upkeep enhances curb appeal.
Safety: Damaged asphalt with cracks and raveling can trip people and harm vehicles. Keeping it in good shape reduces hazards.
Value: Maintaining your asphalt driveway can increase a home’s resale value by demonstrating pride of ownership.
Affordability: Preventative maintenance is far cheaper than full repairs or replacement down the road.

There are three main maintenance strategies homeowners should use:

Defining Asphalt Driveways

Asphalt driveways are commonly found outside homes, business parks, shopping centers, and other properties in Washtenaw County. Asphalt itself is a mixture of dark, sticky petroleum bitumen and aggregates like sand, gravel, and crushed stone.

Compared to concrete driveways, asphalt is generally more affordable, flexible, and quicker to install. However, it also requires more routine maintenance to maximize its 20+ year lifespan. Without proper care, asphalt deteriorates more rapidly from weathering, wear and tear from vehicles, sun exposure, and ground movement.

Why Proper Maintenance Matters

Keeping your asphalt driveway well-maintained with regular care has several benefits:

Longevity: With preventative maintenance like annual sealcoating and crack repairs, a driveway can last over 20 years before needing replacement. This saves thousands in replacement costs.
Appearance: A properly maintained asphalt driveway looks clean, smooth, dark black, and aesthetically pleasing, enhancing your home’s curb appeal.
Safety: Damaged asphalt with cracks, raveling, and potholes poses tripping hazards and can damage vehicles. Keeping it in good shape enhances safety.
Value: Keeping your driveway properly maintained shows pride of ownership to potential home buyers. This can increase resale value.
Affordability: Preventative maintenance costs just pennies per square foot yearly, while repairs or full replacement runs $5-12 per square foot – making preventative care extremely cost-effective.

Overview of Maintenance Strategies

There are three main strategies Washtenaw County homeowners should use to maintain their asphalt driveways:

Sealcoating – Protective liquid coating to prevent water and sun damage
Crack Repairs – Filling cracks prevents further deterioration
Snow Removal Best Practices – Clearing snow and ice properly reduces salt damage

We’ll explore each of these topics in detail throughout this article. Putting them into practice is straightforward and affordable, saving thousands over a driveway’s lifetime.

Who owns road right-of-way in Michigan?

In Michigan, road right-of-way (ROW) ownership varies depending on the type of road and location. Here is a quick overview:

State highways and interstates: The ROW is owned by the Michigan Department of Transportation (MDOT).
County roads: The ROW is owned by the county road commission. For example, in Washtenaw County, the Washtenaw County Road Commission owns the ROW for county roads.
City/village streets: The ROW is owned by the municipality. For example, the City of Ann Arbor owns the ROW for city streets.
Private roads: The ROW is typically owned by the property owners along the private road or a homeowners association.

In some cases, especially in rural areas, a property owner may own the land up to the centerline of the road. However, the road commission or government agency still has an easement for public travel and maintenance.

When road projects require additional ROW, such as for widening or realignment, the road agency often has to purchase the land from private property owners through a negotiated sale or condemnation process. Acquiring ROW can be one of the most expensive aspects of road construction projects.

So in summary:

State highways/interstates: MDOT
County roads: County road commission
City/village streets: Municipality
Private roads: Property owners or homeowners associations

Existing ROW may be owned by private landowners up to the road centerline. Additional ROW is purchased by road agencies as needed for projects.

How many feet off the road does the state own in Michigan?

The state of Michigan generally owns a 33 foot right-of-way on either side of the centerline of public roads, amounting to a total of 66 feet. This means the public road easement extends 33 feet from the centerline in both directions adjacent to the road.

Within this 66 foot public right-of-way, the road itself may only take up a portion, while the remaining public easement on either side allows for:

Drainage ditches
Underground utilities
Traffic signs
Sidewalks
Snow storage

Property owners are still responsible for mowing and maintenance within the public easement on their side of the road. However, any structures like fences or sheds would need to be set back beyond the 33 foot mark to avoid encroaching on public land.

There are some exceptions where the public right-of-way may be more or less than the standard 66 feet:

In urban areas, rights-of-way can be narrower due to space constraints, sometimes as little as 40 feet total
Major highways often have wider rights-of-way exceeding 66 feet to accommodate additional lanes, medians, and interchanges
Rural roads and highways can have rights-of-way well over 100 feet wide

In Washtenaw County specifically, some roads under County jurisdiction follow these typical standards. However, you would need to check with the Washtenaw County Road Commission for exact specifications on any given section of road. Their published standards provide detailed guidelines on right-of-way widths for various road types and situations.

Adhering to the public right-of-way boundaries for any construction, planting, or installations along your property is crucial to avoid infringing on public land or impeding road maintenance and expansion projects. Checking the latest county road guidelines can clarify any uncertainties over boundaries.

What is the jurisdiction of the Washtenaw County Road Commission?

The Washtenaw County Road Commission (WCRC) is responsible for maintaining all public roads located outside of cities and villages in Washtenaw County. This covers approximately 1,650 miles of roadways that the WCRC crews service regularly.

Some of the key maintenance services provided by the WCRC include:

Dust control on unpaved roads
Snow and ice removal
Repairing potholes
Roadside mowing and vegetation control
Installing and fixing road signs
Road resurfacing and sealcoating

Essentially, any issues or damage that occurs on a public road in the unincorporated areas of Washtenaw County falls under the jurisdiction of the WCRC.

Homeowners who live on private roads or streets within subdivisions are responsible for their own road maintenance and repairs. But for most public access roads and highways outside of cities/villages, the Washtenaw County Road Commission handles oversight and upkeep.

Checking the WCRC’s online map can help homeowners confirm if their road falls under the commission’s responsibility or if it is privately managed. Understanding which entity – WCRC or private owner – has jurisdiction over a given road is an important first step in planning any future repairs or improvements.

How do I report a pothole in Washtenaw County?

If you spot a pothole that poses an immediate safety hazard, call the Washtenaw County Road Commission (WCRC) right away at (734) 761-1500 to report it.

For other potholes that need fixing, you have a couple convenient reporting options:

Use the WCRC Pothole Map: Zoom into the map and click on the location of the pothole. Fill in details like pothole size and severity to submit your report.
Download the WCRC Fix It app: Available for iPhone and Android, you can use the app to pinpoint the pothole location, answer a few quick questions, and send in your report instantly.

Including a photo of the pothole when you submit your report can help the repair crew assess the issue faster. But reporting the location accurately is the most important thing.

I hope this gives you a clear sense of the quickest ways to get those annoying potholes fixed! Let the WCRC team know if a repaired pothole gets damaged again. Consistently reporting issues is the best way to get your neighborhood roads smoothed out.

Adhering to Washtenaw County Road Commission Standards for Driveway Upkeep

Examine the Washtenaw County road commission standards for driveway maintenance and how homeowners can ensure their driveways meet these requirements.

Understanding Local Road Commission Guidelines

The Washtenaw County Road Commission sets specific standards and regulations for the construction and maintenance of residential driveways. Some key guidelines include:

Driveways must have adequate drainage to prevent water pooling or runoff issues. This usually requires having a slight slope or crown.
The apron, which is the section that connects to the road, should be paved with asphalt or concrete to withstand vehicle traffic and weathering. Gravel aprons are not permitted.
Driveways should have a durable surface material like asphalt, concrete, pavers, or compacted stone to prevent erosion or deterioration. Materials like grass, dirt, or loose gravel are not acceptable.
For concrete or paver driveways, control joints must be installed to allow for expansion and prevent cracking or buckling. The spacing between joints is specified in county regulations.

Compliance with these specifications helps ensure safe, functional driveways that do not cause problems like erosion, flooding, or damage to public roads.

Regular Inspections and Compliance Checks

To adhere to Washtenaw County Road Commission rules, homeowners should regularly inspect their driveways or have them professionally assessed every 1-2 years. Some key aspects to check include:

Surface integrity – are there any cracks, potholes, or signs of raveling? All defects should be promptly repaired.
Drainage functionality – does water flow away from the driveway without pooling? Flushing the surface with a hose can check this.
Apron connection – is the apron paved and firmly connected to the road without gaps or bumps?
Compliant materials – check that the materials used meet county specifications.

The county may also conduct occasional inspections and issue warnings or violations if driveways do not comply with regulations.

Navigating Road Commission Permits and Approvals

For major driveway repairs or modifications, homeowners may need to obtain permits from the Washtenaw County Road Commission. Some instances requiring permits include:

Repaving or replacing over 50% of an existing driveway
Widening or extending a driveway by more than 3 feet
Adjusting the driveway slope, grade, or drainage
Altering, removing, or adding new aprons

Permit applications have a fee and require submitting a detailed plan with exact specifications. The county engineers review the plan to ensure it meets all guidelines before issuing a permit. They may also inspect work in progress and conduct a final compliance check after completion before approving the permit.

Understanding these permit procedures and planning driveway work well in advance is crucial for smooth approval and avoiding violations. Consulting with professional paving contractors familiar with local regulations can also help navigate this process.

Seasonal Asphalt Driveway Care Tips

Maintaining your asphalt driveway properly through all four seasons is crucial for preserving its appearance and durability over time. By following some key maintenance tips during spring, summer, fall, and winter in Washtenaw County, homeowners can help prevent costly damage and repairs down the road.

Spring Driveway Care Checklist

When the snow melts in spring, it’s important to thoroughly inspect, clean, and repair your driveway if needed:

Look for signs of cracks, pitting, raveling, and other deterioration that may have developed over winter. Spring is an ideal time for repairs before further damage occurs in summer heat.
Sweep away any remaining caked-on salt, sand, and debris left over from winter snow removal. This prevents continued corrosion.
Use a pressure washer to give the driveway a deep clean, which clears away grime to reveal any problem areas needing patching or sealing.
Check drainage areas and clean out debris around driveway edges so melting snow and spring rains flow away properly without pooling. Standing water can seep in and deteriorate asphalt.

Properly preparing your driveway in spring saves you from more extensive repairs later on.

Summer Maintenance Considerations

Summer heat and UV exposure can degrade asphalt over time. Here are some tips for summer:

Reseal any cracks or crevices that have formed to prevent water seepage when it rains. This protects the subsurface from erosion.
Ensure sprinklers aren’t spraying directly onto the driveway. The added moisture can cause damage over time.
Minimize gasoline, motor oil, or chemical spills that can stain and destabilize the driveway if left untreated. Spot clean any leaks or grease stains early.
Install a shade structure or tree canopy if possible to protect areas of the driveway most vulnerable to sun. This reduces harmful UV damage.

Being proactive with summer driveway care reduces long-term repair costs.

Fall Preparation for Winter Weather

As colder weather approaches, prepare for snow and winter precipitation by:

Sealcoating the driveway before winter arrives to provide an extra protective barrier against salt, snow, and ice. This waterproofs the surface.
Limiting use of salt on the driveway as much as possible since it can corrode and degrade asphalt over time. Use sand or kitty litter for traction instead.
Investing in a high-quality snow shovel and learning proper shoveling techniques to avoid scraping or gouging the asphalt when removing snow. Use a plastic shovel and shove straight down avoiding an angled blade.

Doing prep work before winter saves your driveway from damage when shoveling or plowing snow.

Winterizing for Snow and Ice

To handle snow events while protecting your driveway:

Arrange plowing or snow removal service early before heavy snow arrives. Professionals have proper equipment that clear snow without harming the asphalt.
Use only recommended deicing products if needed, rather than harsh chemicals that can degrade and destabilize the driveway over time. Calcium and magnesium chloride mixtures are safer options.
When applying salt or sand for traction, use it minimally and sweep away any remaining residue after ice melts to prevent continued damage to your driveway. The less exposure to salt the better.

With some preventative planning before winter weather arrives and vigilant maintenance during cold months, Washtenaw County homeowners can keep their asphalt driveways in good shape year-round. Reach out to a professional paving company for any necessary repairs.

Navigating City of Ann Arbor Road Construction Impacts on Driveways

Ann Arbor often has road construction projects happening around the city. While these projects aim to improve infrastructure, they can temporarily impact homeowners’ driveways in various ways. Here is some guidance on coping with construction near your home.

Coping with Ann Arbor Road Construction 2023

With major projects planned for 2023, Ann Arbor residents should take proactive measures to protect their driveways:

Clearly mark driveway edges with stakes or paint so construction crews can see the boundaries
Take photos/video of your driveway’s pre-construction condition in case issues arise
Sealcoat driveway before construction starts to protect the asphalt surface
Be prepared to clean driveway more often during construction to remove dirt/debris
Avoid sealing driveway again until construction is fully completed

Proactive Measures During Nearby Road Work

When road construction occurs near your property, be proactive:

Communicate with crews about driveway access needs for you and services
Request steel road plates be used to allow vehicles to cross trenches
Ask crews to avoid stockpiling materials like dirt/gravel on your driveway
Check driveway at the end of each workday for new cracks/damage
Wash vehicles frequently at a car wash during construction

Liaising with Construction Crews for Driveway Safety

Communicating with road crews can help prevent driveway damage:

Introduce yourself to the site foreman and exchange contact information
Politely point out pre-existing driveway flaws not caused by them
Discuss your driveway usage/needs and learn about their project plans
Report issues promptly and calmly to allow quick resolution
Thank crews for addressing concerns and being mindful of your property

Following tips like these can help homeowners in Ann Arbor smoothly navigate road construction near their driveway. Letting crews know about your needs while staying informed on projects makes the process easier for everyone.

Preventing and Repairing Common Asphalt Driveway Damage

Explore typical issues like cracks, pitting, and oil spills and best practices for damage control and repair.

Causes and Prevention of Cracks

Cracks are one of the most common issues with asphalt driveways. They occur due to:

Temperature changes: Asphalt expands in heat and contracts in cold. These changes cause stress that can lead to cracks over time.
Ground movement: Shifting soil underneath can also crack the driveway surface.
Weight: Consistent heavy vehicle traffic can cause cracks.

Here are some tips to prevent cracks:

Apply sealcoat every 2-3 years. This protects the asphalt from weathering and water damage.
Ensure proper drainage so water doesn’t pool on the driveway. Standing water can seep in and crack the asphalt when temperatures drop.
Avoid turning vehicle tires when stationary, as this can gouge the asphalt.
Fill cracks promptly with asphalt crack filler to prevent further worsening.

Sealing cracks as they appear is crucial to stop water intrusion and deterioration. Consult a professional for large cracks exceeding 1⁄4 inch.

Pothole and Surface Pitting Repairs

Potholes are bowl-shaped holes while pitting refers to small dents and holes on the driveway surface. They occur due to:

Water seepage eroding the base under the asphalt
Vehicles tracking mud or dirt onto the driveway
Improper paving techniques

For minor pitting, a DIY patch is possible for homeowners:

Clean loose debris from holes with a wire brush and vacuum
Fill holes with asphalt patch mix, compacting it with a tamper
Seal patched areas completely with asphalt sealer

However, for deep potholes or extensive pitted areas, professional paving services are recommended:

They can assess if poor drainage or weak base is the issue
Professionals use hot mix asphalt for durable, long-lasting repairs
Rotomilling equipment evenly levels damaged areas before repaving

This extensive repair process produces superior, smooth results.

Oil Stain Removal Tips

Oil drips from vehicles can seep into and stain asphalt driveways. To remove:

First try dish soap, warm water, and scrubbing with a stiff brush
For tough stains, use an oil stain remover product
Rinse thoroughly after cleaning
Seal the area to prevent further oil penetration

Avoid harsh chemicals like brake fluid, bleach, or fuel oil, as they can damage the asphalt.

For large, deep stains, repaving may be needed. Professionals can remove stained sections and repave for an even surface.

When to Call a Washtenaw County Asphalt Professional

Calling in an asphalt professional is advisable when driveway or parking lot damage goes beyond basic wear and tear. While minor cracks and fading can be self-managed, extensive issues often require specialized equipment and expertise.

Signs You Need a Full Asphalt Replacement

Full asphalt replacement may become necessary when surfaces display:

Deep alligator cracking more than 25% across the area
Sunken sections or wide depressions over 2 inches deep
Potholes larger than 12 inches wide
Crumbling surface with loose aggregate

In cases of such severe deterioration, repairs may no longer be cost-effective compared to a complete redo of the asphalt.

Benefits of Professional Sealcoating

Sealcoating by qualified contractors provides:

UV protection from sun damage
Resistance to gas, oil drips, and salt corrosion
Enhanced aesthetics with a uniform, rich black finish
Typically lasts 5-7 years before needing reapplication

Applying high-quality protective sealants requires proper prep work, specialized application tools, and technical know-how.

Equipment and Skills for Complex Repairs

For drainage issues causing subsurface damage or fixing large sections of failed asphalt, DIY is difficult. Professionals have:

Powerful pneumatic jackhammers to remove old pavement
Grading equipment to reshape and compact base materials
Commercial-grade pavers and rollers for installation
Technical design expertise for improving drainage

Their specialized equipment, materials, and skills make extensive repairs feasible.

Conclusion and Next Steps for Readers

Key Takeaways

Regular inspection and preventative maintenance are key for extending the lifespan of your Washtenaw County driveway. Some best practices include:

Inspect your driveway at least twice a year – in spring and fall – checking for cracks, damage, and deterioration. Address any issues promptly.
Sealcoat every 2-3 years to protect against water damage, UV rays, and contaminants like motor oil. This is the most cost-effective protective measure.
Remove snow and ice gently using a plastic shovel. Avoid scraping or chiseling which can harm the asphalt surface.
Sweep away debris like leaves or gravel regularly to prevent buildup and clogging of drainage systems.

Where to Get Help

If your Washtenaw County driveway requires significant repairs beyond basic sealing and sweeping, contact a professional asphalt contractor for assistance. Some top rated local options include:

ABC Asphalt – 5 star rated company serving Ann Arbor area for 10+ years
Driveway Experts – Local family owned business specializing in residential driveways

Final Thoughts

Consistent, proper maintenance greatly extends the life expectancy of any asphalt driveway. If you invest in protective sealing and make minor repairs promptly, you can avoid costly full driveway replacements in the long run. Feel free to reach out with any other Washtenaw County driveway questions!