How to Protect Your Driveway This Summer in Vermont
Why Asphalt Driveway Maintenance Matters in Vermont
Asphalt driveways are a popular choice for Vermont homeowners due to their durability, cost-effectiveness, and smooth finish. But while asphalt is designed to handle a variety of climates, Vermont’s unique summer conditions—intense sun, sudden thunderstorms, and daily use—pose real threats to its longevity. Left unchecked, cracks, potholes, and surface deterioration can quickly turn into costly repairs.
At Evergreen Property Care, we specialize in year-round exterior property maintenance for homes in Killington, Rutland, Woodstock, Ludlow, Pittsfield, and beyond. This guide walks you through everything you need to know about caring for your asphalt driveway during the summer months, and why enlisting a professional property maintenance service can save you time, money, and stress.
How Vermont Summers Affect Asphalt Driveways
The summer season in Vermont may not match the extreme heat of southern states, but temperatures can still reach into the high 80s and 90s—more than enough to soften asphalt. The mix of UV rays, moisture from thunderstorms, and vehicle pressure gradually causes oxidation, softening the binder that holds the aggregate together.
As a result, Vermont asphalt driveways are susceptible to:
Surface cracking and splitting
Pothole formation
Oil and fluid stains from vehicles
Water infiltration leading to sublayer erosion
The warmer the temperatures, the more expansion and contraction occurs. Without proper care, even newer driveways may begin to show signs of fatigue.
Common Signs of Asphalt Damage in Vermont Homes
In regions like Rutland and Pittsfield where driveways experience frequent freeze-thaw cycles in winter, minor damage left unrepaired during the summer can evolve into major deterioration by the following spring. Watch for these common issues:
Alligator Cracks: Interconnected cracking patterns that resemble alligator skin
Edge Crumbling: Weak driveway borders often caused by lack of structural support
Pooling Water: Indicates poor drainage or sagging in the asphalt foundation
Faded Color: A bleached, gray appearance is a sign of UV and oxidation damage
Routine summer inspection—ideally by a home inspector or property maintenance professional—can catch these problems early.
Why Summer Is the Best Time for Driveway Repairs and Maintenance
Summer is the ideal time for asphalt work. Warm weather ensures proper adhesion of sealants and patch materials, allowing for better curing and long-term results. Homeowners in Ludlow and Woodstock should consider tackling repairs before late August when the temperature and humidity start to drop again.
Key summer maintenance services include:
Sealcoating: Applying a protective layer to guard against UV, water, and vehicle fluids
Crack Filling: Sealing minor fissures to prevent them from expanding
Edge Reinforcement: Stabilizing borders with added gravel or drainage solutions
Full Resurfacing: Adding a new top layer of asphalt if more than 25% is damaged
Sealcoating, when done professionally, can extend the life of your driveway by up to five years and enhance curb appeal.
Professional Asphalt Inspections vs. DIY: Why It Matters
It might be tempting to grab a bucket of crack filler and try to fix problems yourself, but Vermont’s terrain and seasonal volatility demand precision. A trained property maintenance expert or home inspector knows how to identify underlying issues like subbase failure or improper grading—issues that are invisible to the untrained eye.
DIY solutions often cover the problem cosmetically but do not solve foundational concerns. This can lead to more costly repairs down the line.
Professionals from Evergreen Property Care conduct thorough evaluations that factor in:
Soil composition and drainage slope
Driveway age and asphalt grade
Root intrusion from nearby trees
Previous repair history and performance
With expert diagnostics and application techniques, we ensure repairs are long-lasting and structurally sound.
Additional Summer Care Tips for Vermont Driveways
Keeping your driveway in optimal condition involves more than occasional fixes. Here’s how to stay ahead of potential damage throughout the summer season:
1. Schedule a Mid-Summer Inspection:
Early detection of surface problems means more affordable fixes and less disruption.
2. Rinse and Clean Frequently:
Wash off oil spills and dirt to prevent staining and deterioration. Avoid using harsh chemicals that could degrade asphalt binders.
3. Avoid Heavy Parking:
Minimize prolonged pressure in one spot, especially with heavy vehicles or trailers. This reduces indentation risks.
4. Trim Nearby Trees and Bushes:
Overhanging branches drip sap and shade the driveway unevenly, both of which can weaken the surface. Trimming improves drainage and sun exposure.
5. Maintain Proper Drainage:
Ensure no water is pooling near your driveway’s edge. Vermont’s summer storms can quickly erode unprotected borders.
Planning for Fall: Prepping for the Freeze
Smart homeowners in Vermont begin thinking about fall as soon as August rolls around. Any cracks or surface wear not addressed during summer will be worsened by winter’s freeze-thaw cycles. Water gets into cracks, freezes, expands, and breaks the asphalt apart.
Get ahead of the game with a fall maintenance package that includes:
Final inspection and sealcoating
Winterization of joints and edges
Debris clearing and leaf removal
Proper sloping evaluation to prevent ice buildup
A proactive approach now ensures a safer, stronger surface once snowplows and freezing temperatures arrive.
Why Vermont Homeowners Trust Evergreen Property Care
From asphalt maintenance to full-scale exterior renovations, Evergreen Property Care is the trusted choice for Vermont homeowners, property investors, and landlords. Our deep understanding of the state’s microclimates, terrain, and seasonal challenges makes us uniquely positioned to preserve and protect your home’s exterior assets.
We proudly serve Killington, Rutland, Woodstock, Ludlow, and Pittsfield—bringing expert property care to every corner of your driveway and beyond. Our team is trained, insured, and equipped with commercial-grade materials and machinery to get the job done right the first time.
Your Asphalt Driveway Deserves Professional Care
Don’t let minor summer damage evolve into costly winter catastrophes. With professional asphalt maintenance from Evergreen Property Care, you gain peace of mind knowing your driveway is built to last and ready to handle everything Vermont weather throws its way.