Asphalt Paving & Seal Coating in Broomfield, Colorado
Broomfield is one of only two places in Colorado that is both a city and a county. That makes permitting simpler than most of the metro — one jurisdiction, one Engineering Division. It also means the permit you need is not called what you would expect.
Where Is Your Driveway on the Maintenance Clock?
Broomfield has a lot of relatively young asphalt, and young asphalt is where maintenance money goes furthest. Enter two dates and this will tell you where you sit, what to do next, and what deferring it actually costs.
Nothing is sent anywhere — this runs entirely in your browser.
This is a planning guide based on age and maintenance history alone. It cannot see your base, your drainage or how the surface has actually held up — a driveway that has been sealed on schedule can still have a problem underneath, and a neglected one is sometimes better than its history suggests. Treat it as a starting point for a conversation, not a diagnosis.
Work Out Your Driveway Square Footage
Square footage is the first thing any contractor asks for. Measure length and width in feet and this does the rest — it will also fill the figure into the estimate form further down.
For an L-shaped drive or an apron, work out each rectangle separately and add them together.
A City, a County, and a Lot of Asphalt in Its Best Years
Broomfield is genuinely unusual. In 2001 it consolidated into a single City and County — one of only two in Colorado — assembled from land that had previously belonged to four separate counties. For a homeowner planning work, that consolidation is good news: there is no city-versus-county question to untangle, and one Engineering Division handles everything.
The second thing that shapes paving here is the age of the housing stock. Compared with Lakewood or south Westminster, a large share of Broomfield went up from the 1990s onward, with substantial growth around Interlocken, the US 36 corridor and the Anthem and Broadlands developments. That means most driveways in this city are not in the replacement conversation at all.
Why that matters more than it sounds
Asphalt has a maintenance window where money spent goes remarkably far, and most of Broomfield is sitting in it right now. Crack filling and seal coating a sound driveway costs a small fraction of an overlay, and a tiny fraction of a full replacement. Do it on schedule and you may simply never face the larger bills.
Skip it and the sequence is predictable: the binder oxidises and goes grey, hairline cracks open, water gets past the surface, the base softens, and what was a maintenance job becomes a construction job. The tool above lays that timeline out.
What actually drives the schedule here
Freeze-thaw cycling. NOAA's 1991–2020 climate normals for the Denver–Boulder area record roughly 156 nights a year at or below 32°F, but only about 22 days where it never climbs back above freezing. The gap — around 134 days — is a full freeze-and-thaw cycle. Water in a crack expands, widens it fractionally, melts, and seeps deeper. Repeat that over a hundred times a year and a hairline becomes structural inside a few seasons.
Altitude UV. Sunlight at 5,400 feet is harder on asphalt binder than at sea level. It is why a driveway here greys out faster than the same driveway would in the Midwest, and it is half the reason the sealing interval is 2–3 years rather than the 3–5 you will read on national sites.
Expansive clay. Much of the Front Range sits on soils that swell when wet and shrink as they dry. The Colorado Geological Survey has documented them across the metro for decades. That movement heaves and cracks pavement laid on a base that was not properly prepared — which is why we spend real time on excavation depth, aggregate and compaction. It is the invisible part of the job and the part that decides how long the visible part lasts.
Broomfield is HOA country
A lot of the newer development here came with homeowners associations, shared private drives and communal parking. That changes the economics in a genuinely useful way: one mobilisation covering an entire property is far better value than a series of individual visits, and the per-property cost drops sharply when work is coordinated.
If you are on a board, or on a shared drive with neighbours, it is worth calling together rather than separately. We can provide a written scope a board can circulate before a vote, and phase the work so residents keep access throughout.
In Broomfield It Is Not Called a Right-of-Way Permit
Work that stays entirely on your own property — sealing, crack filling, resurfacing an existing driveway — generally does not require a City and County permit. What triggers one is work in the public right-of-way.
Search for “Broomfield right-of-way permit” and you may not find it
Broomfield's right-of-way permit is officially the Public/Private Improvement Permit, or PPIP. It is the same thing neighbouring cities call a ROW permit, but the different name is a genuine source of confusion for homeowners trying to work out what they need.
Permit questions go to the Engineering Division: 303-438-6380 or engineeringpermits@broomfield.org.
What actually requires a PPIP
Per the permit documentation, a PPIP is required for a broad range of activities. The ones most likely to touch a driveway or parking lot project are:
- Any construction activity within the public right-of-way or on other City and County of Broomfield property
- Any work involving excavation or fill of more than one foot, or utility boring, within a public easement
- Any construction within a drainageway or drainage easement
- Any construction within a FEMA regulated floodplain or floodway
- Installation of or modification to any stormwater detention facility
- Land disturbing activity of one acre or more, as defined by Broomfield's MS4 stormwater permit
That one-foot excavation threshold is worth remembering. It is lower than most people assume, and a driveway rebuild that involves digging out and replacing base material can reach it easily.
The liability clause nobody reads
Broomfield's permit is explicit on this point: by signing the Public/Private Improvement Permit, the owner or contractor accepts full responsibility for damage done to public or private property — street pavement, sidewalk, curb and gutter, landscaping and utilities are all named — and agrees to be held financially liable for all required repair work.
In practice that means whoever signs is on the hook if a truck cracks the curb or a machine takes out a sprinkler line. It is a good reason to establish who is signing, and whether they are properly insured, before the work starts rather than after something goes wrong.
Two CDOT regions
One quirk of Broomfield's four-county origin: CDOT's Region 1 Access Management Unit covers the Greater Denver Metro including most of Broomfield — not all of it. If your property takes access from a state highway, it is worth confirming which CDOT region handles your parcel, because the access permit goes through them rather than the City and County.
Colorado 811 first
Any excavation needs utility locates through Colorado 811 before digging. Free, and required by state law regardless of what else applies.
We raise all of this at the estimate rather than leaving it with you, and we build any review window into the schedule from the start.
Permit requirements, thresholds and fees change. The above reflects the City and County of Broomfield's published permit documentation and is a planning starting point rather than legal advice. Confirm current requirements with the Broomfield Engineering Division before committing to a schedule.
Official Sources, Straight From the Agencies
Everything on this page traces back to a public source. Here they are directly, so you can check anything yourself rather than taking a contractor's word for it.
The official page for the Public/Private Improvement Permit (PPIP), forms, fees and the online payment portal.
broomfield.org Broomfield Homeowner PermitsBuilding guides and submittal requirements for residents, including current adopted code updates.
broomfield.org Colorado 811Free utility locates before any excavation. Required by state law — and the step that protects you from the liability clause above.
colorado811.org CDOT Access PermitsDriveways and lots taking access from a state highway go through CDOT. Includes the regional contact list.
codot.gov NWS Denver–Boulder ClimateThe climate normals behind the freeze-thaw figures on this page. Check the numbers yourself.
weather.gov Colorado Geological SurveyBackground on expansive and swelling soils across the Front Range, and why base preparation matters here.
coloradogeologicalsurvey.orgBroomfield Areas & What We See There
Newer on the whole than its neighbours, which changes the conversation from repair to protection.
Anthem & the north
Newer development with a lot of HOA-managed common areas. Driveways here are typically in the maintenance window rather than the repair one — the cheapest years of their life.
Broadlands & the west
Established suburban with generous lots. Many of these surfaces are ten to twenty years in, which is exactly when a first or second seal coat pays for itself several times over.
Interlocken & the US 36 corridor
Office, commercial and retail frontage along the Boulder Turnpike. Parking lot paving, overlay and striping, phased so tenants and customers keep access throughout.
Original Broomfield & the older core
The pre-consolidation part of town, with genuinely older housing stock. This is where the seal-overlay-replace question actually comes up, and where an honest assessment saves the most.
HOAs, shared drives & multi-family
Broomfield's specialty. Coordinated work across a whole property is dramatically better value than individual visits. Written scopes available for boards ahead of a vote.
Frontage on major routes
Properties taking access from a state highway have a CDOT approval path on top of the City and County process — and Broomfield sits across more than one CDOT region. Flag it early.
What We Do in Broomfield
Asphalt is the bulk of the work. We pour concrete too, so when concrete is the better answer we can just say so.
Seal Coating
Our specialty, and the right call for most Broomfield driveways. Masterseal Asphalt Emulsion Sealant, with up to a 3-year warranty and exclusions in writing before work starts.
Crack Filling
The highest-return maintenance job in this climate. Sealing cracks keeps meltwater off the base, which is where a driveway actually dies.
HOA & Multi-Family
Shared drives, communal parking and private roadways. One mobilisation across a whole property, phased so residents keep access.
Asphalt Overlay
A fresh surface over a base that is still sound, at a fraction of full replacement cost. The right answer more often than people expect.
Driveway Paving
New installation and full replacement with proper base prep, grading and drainage. Typically drivable within one to three days.
Concrete Patios & Flatwork
Patios, sidewalks, slabs and concrete driveways poured on a properly prepared sub-base so soil movement does not crack them.
Driveways We've Done
Our own photos, from our own job sites — no stock images.
Reviewed by Front Range Homeowners
4.6from 29 Google reviewsCalled it “a very nice and careful job resealing our driveway” at a reasonable price.Doug HodgsonGoogle review
Larry and his team “made my driveway look good as new” — professional, and easygoing to deal with.Brady HaughGoogle review
“Competitive price. I like the result on my driveway.”Brian SchlanderGoogle review
When to Book in Broomfield
HOA and multi-family work needs the most lead time, because boards meet on their own schedule rather than the paving season's.
Frequently Asked
Do I need a permit for driveway work in Broomfield?
What is a PPIP?
My driveway is only 15 years old. Does it need anything?
Does Broomfield being a city and county change anything?
How often should I seal coat in Broomfield?
Do you work with HOAs and boards?
How much does an asphalt driveway cost in Broomfield?
Should I choose asphalt or concrete?
How soon can I drive on it?
Get a Free Broomfield Estimate
Tell us what you have and we will look at the base, the drainage and whether a permit is involved, then give you a written price with no obligation. If you are enquiring for an HOA or a shared drive, say so — coordinated work is priced very differently from a single visit.
Golden, CO 80401
We Also Serve
Broomfield sits at the northern edge of our core area, a straight run up from Golden.