For HOA and condominium boards, community association managers, and apartment and commercial property managers across the Denver metro. A single point of contact for the asphalt, a written plan a volunteer board can understand in two minutes, and a schedule residents hear about long before any section is closed.
Asphalt in a community has an order of operations. Failed areas get cut out and rebuilt. Cracks get cleaned and filled hot. The surface gets sealed. Then the existing layout is painted back once the coat has cured. When four different vendors each own one step, the manager owns the gaps between them, and the gaps are where the complaints come from.
We quote and schedule all of it together. Small patches are inside the per square foot price for sealing, along with the crack filling and the restriping. Bigger rebuilds show as separate lines. Overlays and full replacement are carried out by a local independent paving contractor under the same plan, so a board is never comparing three proposals written three different ways.
Colorado's Common Interest Ownership Act gives associations their own budget routine. The board adopts a proposed budget, a summary goes to every owner, and at the owners' meeting the budget stands unless a majority of all owners vetoes it. Once that is done, the reserve and operating lines are set for the year, and a pavement figure that was a guess stays a guess until the next cycle.
The fix is simple: get the asphalt measured before the proposed budget is drafted. The figure you carry into the meeting is then the figure on a dated proposal, tied to the condition the pavement was in on that date, and the work can go on the calendar for early next season while dates are still easy to get.
Newer Front Range communities often have more than one owner of the pavement. Some streets are public, some private; some common areas belong to the HOA and some to a metropolitan district. Before anything is measured we ask which body owns which stretch, so each proposal goes to the people who actually pay for it.
Community asphalt here takes damage a single driveway rarely sees. Plow blades catch raised crack filler and the edges of old patches. Snow pushed into the same corner every storm melts across the lot on sunny afternoons and refreezes overnight, which keeps that corner wet for weeks. Then summer arrives and irrigation heads along the parking courts throw water onto the pavement edge several times a week, soaking the soil underneath.
A proposal from us points out where those patterns are doing damage, such as a heaved edge beside a turf strip or broken asphalt at the usual snow storage spot, so the board can move a pile or a sprinkler head as well as pay for the repair.
Each community gets its own document. It gives the square footage of each area (drive aisles, parking courts, private streets, guest spaces), a few sentences on condition in plain language, the scope item by item, the phasing and a single total. Nobody has to retype it for the packet.
A first figure can be taken from aerial imagery without anyone from your office meeting us on site. That is close enough to budget from. Before the job is booked the property is walked on foot, since imagery misses what sits under parked cars and tree canopy and cannot tell a hairline from a crack wide enough to lose a coin in. If the walk moves the number, you get a revised proposal before signing, not a change order after.
The property is split into sections that close in turn while the rest stay usable. Each gets a date before the job starts, and we write the resident notice with you: the section by building number or map, the day and the time cars must be moved, where to park meanwhile, when it reopens to people on foot and when to vehicles, and the weather date, printed on the first notice instead of sent later as a correction.
Front Range summer afternoons often turn stormy, so sections are sealed early in the day. Before drawing them we ask about trash collection days, your towing company's instructions, fire lanes, accessible parking that has to stay reachable, garages facing the section, and anyone who cannot walk far to a temporary space.
A management company here might look after one community in Thornton, two in Aurora and one in Highlands Ranch. Send the full list. Each still gets its own proposal, so costs land in the right association's books, plus a short comparison that lines them up by area, condition, scope and total. That view makes it easy to run neighbouring sites back to back and to spread work across two or three seasons, worst first, so no single budget takes the whole hit. Local permit rules by county: Denver, Jefferson, Arapahoe, Adams and Douglas.
Yes. For example sealing only next to sealing with the larger rebuilds, or everything this year next to a split over two years, each with its own total.
Before the proposed budget is drafted if the work is for next season. For work this season, as early as possible, since warm dry weeks here book first and autumn nights cool off fast.
Usually a day or two while the coat cures, and only that section. The notice gives each section's reopening time.
Local independent contractors using their own equipment. We measure, quote, schedule and stand behind the job; they do the work.
Yes, and walkways between buildings too. It all goes in one proposal. See parking lot sealcoating and asphalt repair.
One address or a whole list, plus the date the numbers are needed by, and the measuring and the proposal are scheduled back from that date.
