what causes asphalt to flake off

The driveway in my condominium complex is 28 years old. 1) what is the average life of an asphalt driveway/parking lot? 2) we have had it "re-coated" approximatrely every 5 ot 6 years and it is flaking off in large areas, down to the original asphalt. What would be causing this? Could it be a mold or fungus? It is so bad we hesitage to re-coat again,

Answers:

From: happy to help

the bond is breaking between the sealer and the asphalt. this usually happens due to moisture. water can wick up from underneath a driveway and if not given time to wear off the driveway sealer will eventually loose its bond. if this is happening on your driveway areas that have not flaked off may eventually flake off. your driveway is most likely to experience this during the winter when sealer is at its most brittle stage. your options... replace, cap or seal with the expectation that some of the new sealer will flake off with the old.

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