Why newer driveways crack and when to replace one.

By CO Springs Concrete · Updated September 2026 · 9 min read

This guide is for owners of newer homes on the east side of Colorado Springs and out toward Falcon. For the general science of cracking, read why concrete cracks in Colorado Springs.

Is Banning Lewis Ranch in the city or the county?

Banning Lewis Ranch is in the city. The City of Colorado Springs says the ranch was annexed into the city in 1988 and makes up the eastern side of the city, roughly from just south of Woodmen Road to south of the airport, east of Marksheffel Road.

Falcon is not a city or a town. El Paso County's own documents place the Falcon area in unincorporated El Paso County, so the county is your starting point there. Go by what the city or county says about your parcel, not by the name on your mailing address.

City of Colorado Springs rules

The city says a concrete permit is required when a licensed contractor installs or repairs sidewalk, curb, gutter or other concrete in the City right-of-way. It has a permit type for removing and replacing existing concrete. It also says a general contractor license does not cover right-of-way work. Contractors need a separate excavation and concrete license from the City Clerk's Office.

El Paso County rules

El Paso County Public Works issues Work in the Right-of-Way permits. The county's application lists "Driveway Apron" as a structure type, with boxes for new, repair, remove and replace work.

HOA and design review

In Banning Lewis Ranch, the metro district's design review page says exterior improvements must be reviewed and approved before changes are made. Its homeowner guidelines say concrete and other hardscape must match or complement the home and must not change established drainage patterns. They also say design approval covers looks only, and city or county permits may still be required. Subdivisions around Falcon may have their own HOA rules. Confirm every step for your address with the city or county and your HOA before work starts.

What is the soil like on the east side and in Falcon?

The Colorado Geological Survey (CGS) describes two soil hazards that matter for slabs. Expansive clays swell as they take on water and shrink as they dry. CGS says these clays occur more often on the plains than in the mountains, and that most homes and roads in Colorado sit in areas of potentially expansive clay. Cracked and heaved driveways are on its list of typical damage.

Collapsible soils do the opposite. CGS describes them as low-density soils that shrink in volume when wet, common in almost all semi-arid, non-mountainous parts of the state. It names watering lawns and leaking water lines as the usual triggers, and the result is settlement under slabs.

CSU Extension adds that every major population center in Colorado sits partly on expansive soils. None of this tells you what is under your own driveway. You can look up mapped soils for your lot on the USDA's Web Soil Survey, and a geotechnical engineer can test a specific lot.

Why is my new driveway cracking?

A new subdivision puts several risks in one place: freshly graded lots, ground that was dug and refilled near the house and street, new sprinklers, and driveways poured in every season. The National Ready Mixed Concrete Association (NRMCA) lists the usual causes of cracking as joints, subgrade preparation, too much water in the mix, finishing, fast drying and curing. It also says no concrete is completely crack-free.

Salt tracked in by cars counts too. NRMCA suggests hosing it off driveways when conditions permit, and warns that magnesium-based road salts carried in on tires damage concrete surfaces. The Banning Lewis Ranch guidelines also keep sprinkler piping and heads at least five feet from foundation walls and slabs.

How can you tell cosmetic cracks from structural damage?

• Fine, random cracks. NRMCA says most random cracks that appear early are unsightly but rarely affect structural integrity or service life. Plastic shrinkage cracks are usually shallow and roughly parallel.
• Cracks that widen. Some widening is normal, because concrete keeps shrinking as it dries. A crack that keeps opening, or that runs through a low spot, is worth a professional look.
• Offset or sunken sections. When one side of a crack sits higher than the other, or a panel tips toward the garage and holds water, the support underneath has changed.
• Scaling. This is flaking or peeling of the top surface from freezing and thawing, made worse by deicers. NRMCA calls minor scaling cosmetic.

Dated photos with a tape measure beside each crack will show whether things are stable or getting worse.

Should you repair or replace a cracked driveway?

If the slab is level and the cracks are fine and stable, you may not need to do anything. NRMCA says light to moderate scaling can be repaired with a thin bonded resurfacing. The repair is only as strong as the concrete it bonds to, and it will not match the original color.

Replacement makes sense when panels have dropped or heaved, cracking keeps spreading, heavy scaling keeps getting worse, or the ground under the slab needs fixing. The American Concrete Pavement Association says soft spots found after removing old pavement must be dug out, not simply covered with gravel.

Raising sunken slabs back to level with mudjacking or foam injection is a separate trade, and a leveling company can tell you whether your slabs are candidates.

If your home is only a few years old, find your builder warranty documents before you pay anyone for repairs. Read what they say about driveways and flatwork, and how to file a claim.

What does driveway replacement in Falcon, CO involve?

Here is how a replacement runs with our crew, the same way we build all our concrete driveways.

1. Free on-site estimate. The crew that measures the job is the crew that pours it. Point out low spots, downspouts and sprinkler lines while we are there.
2. A clear written quote. It should spell out tear-out and haul-off. Our post on what goes into a driveway estimate explains what shapes the number.
3. Approvals first. Get design review approval and any right-of-way permit settled before a date goes on the calendar.
4. Tear-out. The old slab is broken up and hauled away.
5. Excavate and compact the base. A good contractor digs out soft spots rather than covering them.
6. Set reinforcement. Rebar is sized to the job.
7. Pour an air-entrained exterior mix suited to freeze-thaw.
8. Finish by hand and saw-cut control joints.
9. Cure and walk through. You get cure instructions with dates, and we do a walkthrough at the end.

What should you ask a contractor before replacing a driveway?

1. What do you think caused the damage, and what will you do about the ground under it?
2. How will you compact the base, especially near the garage and toward the street?
3. What thickness and reinforcement do you plan for the vehicles I park here?
4. Where will the control joints go, and how will the new slab meet the garage floor and sidewalk?
5. Is the mix air-entrained for freeze-thaw?
6. What happens if pour day is hot, windy or near freezing?
7. Who handles the right-of-way permit, and do I need HOA approval first?
8. Does the written quote include tear-out and haul-off?

Want a straight answer about your driveway?

We are a locally owned, family-operated, licensed and insured crew, and we pour across Colorado Springs, Falcon, Peyton and the rest of our service area. If your driveway is cracking, sinking or flaking, book a free on-site estimate and we will tell you what we see.