As a real estate investor rehabbing this property for resale, what are you going to do about that ugly, cracked and discolored driveway? You may be wondering “since it’s not caving in, can’t we just leave it alone?” How much difference does a driveway make to a fix & flip or rental investor project?

Let’s consider, statistically, that a home with high curb appeal sells or rents faster. When a homebuyer, renter or realtor drives up to the property, a discolored, fractured driveway dominates their first view of the home. If the driveway looks great they won’t remember it, but if it is noticeably stained and cracked it projects a first impression of age and decrepitude. You don’t want the driveway detracting from the work you’ve put into the exterior and the landscaping!

• Spot repairs and stain treatment
  
  o   Filling in cracks and treating surface stains can take years off the appearance of the house, particularly in climates with a freeze and thaw cycle,

  o   Adding material to smooth over crumbling edges helps the property look neat and maintained.

  o   If the driveway edge is irregular and presses flat into the ground on either side, give it a bit of class by using crushed white or black rock along the sides, to add a defining line and a neat, straight outer edge .

• Sealing
  Sealing a driveway can dramatically improve the appearance – but there are a couple of reasons to proceed cautiously with this decision. Sealing an asphalt driveway at the wrong time can actually create oil spots and cracks. And, any newly-sealed driveway must remain unused for two days or more while the sealant dries – not a convenient thing for contractors and realtors. If you do put a nice sealant finish on the driveway, time it so it will have little use before the house is on the market to keep it looking as fresh and clean as possible.

• Replacing the driveway
  Professionals often recommend replacing a driveway that needs work over more than 25% of the surface, but this may not be necessary for a fix & flip project. The driveway is in the same rehab category as walls and roofs, where stripping the existing surface can reveal more work than was planned or necessary if it had been left intact. The soil underneath the driveway may have to be re-done before reinstalling a new surface, not to mention finding troublesome tree roots and/or a need for storm drains. Try to avoid these problems by focusing on surface repair instead, unless the driveway is seriously sinking or caving in.

Don’t ignore the impact of the driveway appearance, but don’t overdo it, either. Unless the condition is dire, replacement is probably unnecessary overkill that can cost you thousands. Usually you can spend far less on simple cosmetic surface work that will significantly boost the curb appeal, thus helping this property sell that much faster!

Have you done a flip project with a severely cracked and stained driveway? How did it affect the front appearance of the house?

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