For condominium associations, HOA boards, apartment communities, commercial property managers, and the neighbors who share a driveway behind a row of houses. One contact for every job on the asphalt, a written sheet for each property, and work split into sections so people can still park.
Pavement work goes wrong when four trades each own one step and nobody owns the sequence. Lines painted before a patch has cured, sealer sprayed over cracks nobody filled, an overlay that raised the lane an inch against the garage doors. We take the whole list and run it in order:
Where a section has gone past repair, paving is quoted alongside, done by a local independent paving contractor, and slotted into the same schedule.
Each property gets its own sheet. It shows the areas measured in square feet, a short plain description of the condition, the scope line by line, anything priced outside the per square foot rate on its own line, the order of the work, and one total. It is written for a volunteer board member or an owner who has never thought about asphalt, and it can go into a meeting packet as it is.
The first figures come from aerial measurement, which is accurate enough to plan and budget on without anyone walking us round. Before a date is booked the property is measured on foot, because a photograph from above cannot see under parked cars or trees, and cannot tell a hairline crack from a failed patch. If the walk changes the figure, a new sheet goes out before anybody signs.
Associations here do not all budget on the same calendar, so tell us when your board or owner signs off and the sheet is dated to reach them before then. Sealing season runs late April to mid-October, which means numbers asked for in autumn or winter can be approved in time to book the best dates of the next season.
A sealed section needs a day or two before cars go back on it, so the property is divided into sections that close one at a time. Each section gets a date before the job starts, and the notice to residents or tenants covers what they actually need: which section, which day, the time cars must be out by, where to park in the meantime, when it reopens to people and to cars, and the rain date.
Before drawing the sections we ask about the things that trip managers up in this area: trash and recycling days, the towing contract, the snow contractor's storage spots, fire lanes, accessible spaces that must stay reachable, garages that open onto the lane, and residents who cannot walk far to a temporary space. Where the only other parking is on the street, that goes into the plan early, because on a busy block it is the scarce thing.
A shared rear driveway is a small version of the same job. The City says these driveways are private property, and that every owner with deed rights to use one shares the cost of repairs, even when only part of it is damaged. We quote the whole length as one job, show the scope for each section, and split the total by property if the neighbors ask, so one person can collect everyone's agreement without doing the maths on a napkin.
Send the full list. Each property keeps its own sheet so costs land against the right association or owner, and you also get a summary page comparing area, condition, scope and total side by side. That makes it easy to do the worst properties first and spread the rest over two or three seasons.
It also matters for permits. Philadelphia, each township and each borough set their own rules for curbs, aprons and paving, so a portfolio that crosses City Avenue or Cobbs Creek crosses into a different rule book. The county pages set out what each area's own offices publish: Philadelphia, Montgomery, Delaware and Bucks.
Yes. Seal only against seal plus the larger repairs, or all this year against half now and half next year, each with its own total on the same page.
Yes. Gouges, scraped edges and lifted patches along the plow routes go on the spring list with everything else, and restriping puts back any lines the blades wore off.
Local independent contractors with their own equipment. We measure, quote, schedule and answer for the job; they carry it out.
No. Private roads, cul-de-sacs, garage courts, walking paths and shared rear driveways go on the same sheet. For a single business lot see parking lot sealcoating, and for damage see asphalt repair.
Tell us the property, or the list, and when the board or owner decides. We plan backwards from that date.
