A brand-new driveway should be something you don’t have to think twice about—at least for a while. But if you’ve noticed cracking in your recently poured asphalt or concrete surface, especially here in Ann Arbor, you’re not alone.

From harsh Michigan winters to common installation missteps, early cracking is a frustrating (and costly) issue for many homeowners across neighborhoods like Burns Park, Water Hill, and the Old West Side.

Let’s break down the most common reasons your new driveway might be showing cracks sooner than expected—and what you can do about it.

Key Takeaways

• Freeze-thaw cycles in Ann Arbor’s climate cause expansion and contraction, leading to early driveway cracking.
• Poor base preparation on clay-heavy soil near older Ann Arbor homes results in uneven settling and surface cracks.
• Rushed or cold-weather installations in areas like Kerrytown often weaken new driveways before they fully cure.
• Improper drainage near slopes or trees allows water intrusion, which erodes the base and accelerates cracking.
• Parking heavy vehicles too soon after installation damages uncured surfaces, especially near North Campus move-in zones.

Ann Arbor’s Freeze-Thaw Cycles Are Tough on Driveways

Ann Arbor weather swings wildly—especially between November and March. We see dozens of freeze-thaw conditions each season.

When temperatures bounce between freezing during the night and thawing during the day, moisture trapped beneath or inside the driveway expands and contracts.

This cycle puts constant pressure on both asphalt and concrete surfaces.

On streets like Geddes Ave and Packard Street, where water runoff and elevation changes are common, this kind of stress is even more intense.

A well-installed asphalt driveway won’t struggle if it was built with proper drainage or the right materials for this climate.

Poor Base Preparation Leads to Early Failure

Before any asphalt or concrete is poured, the ground beneath it—called the subgrade—needs to be compacted, level, and stable.

In parts of Ann Arbor like Lower Town and near the University of Michigan’s campus, older homes often sit on clay-heavy or uneven terrain.

If the contractor didn’t take soil conditions into account, the ground might settle unevenly after installation, causing the surface above to crack.

A poorly prepped base is one of the top reasons people hire asphalt professionals to repair new driveways that shouldn’t need work yet.

Rushed or Improper Installation

Unfortunately, not all driveway contractors take the time they should.

Pouring concrete during heavy rains or installing asphalt when the temperature is too low—common risks during unpredictable Ann Arbor spring weather—can weaken the final product.

We’ve seen driveways in areas like Kerrytown or near Eberwhite Elementary crack within weeks because of shortcuts taken during installation.

Whether it’s not allowing enough cure time or skipping compaction steps, cutting corners now leads to big issues later.

Drainage Problems and Water Intrusion

Ann Arbor’s mix of hills, tree-lined lots, and aging infrastructure means drainage is a constant challenge.

If your driveway doesn’t slope properly—especially on slanted lots near Huron River Drive or near Allmendinger Park—water can pool and seep beneath the surface.

Over time, that moisture erodes the base layer and contributes to cracking, particularly when winter hits.

Even something as small as a clogged downspout near your driveway edge can make a difference over time.

Tree Roots and Natural Ground Movement

We love our mature trees in Ann Arbor—especially in places like the Old Fourth Ward or along Main Street. But those beautiful, shady trees come with strong, spreading roots.

If a new driveway is installed too close to trees without a root barrier or proper clearance, it’s just a matter of time before the roots shift things below the surface.

Likewise, Michigan’s soil—especially the loamy mix common in our area—tends to expand and contract seasonally. If the driveway isn’t built with this movement in mind, cracking is inevitable.

Heavy Loads Too Soon After Installation

This one surprises a lot of homeowners.

A brand-new driveway might look dry and ready within a day or two, but that doesn’t mean it’s cured or hardened enough to handle weight. Concrete can take 7–10 days to reach about 70% of its full strength and a full month or more to fully cure.

Asphalt also needs time to set.

If you park a truck or moving van too soon—something that happens often during move-ins near student housing areas like North Campus—the pressure can cause early surface cracks or depressions.

Don’t Let a New Driveway Fail Before Its Time

Seeing cracks in a brand-new driveway is frustrating—especially when you’ve invested time and money expecting it to last. Most early cracking problems come down to miscalculations during the driveway installation and significant external factors.

At Anthony’s Asphalt, we don’t just pour driveways—we plan them right from the start. We understand Ann Arbor’s unique conditions: unpredictable weather, challenging soil, and the city’s charming but complex landscape. Whether you’re in Pittsfield Township or near the U-M Stadium, we tailor each job to fit your property’s needs.

If you’re planning a new driveway or need help fixing a cracked one, let’s make sure it’s done right the first time.

Contact us to schedule a quote, and we’ll walk you through every step—from base prep to finish coat—with no shortcuts, ever.