For townhouse and condominium associations, homeowner associations with private streets, apartment communities and commercial property around Richmond. The asphalt handled end to end by one firm: a written sheet for each property, work sequenced correctly, and residents told in advance exactly what closes and when.
A lot of communities around Richmond, townhouse developments especially, own the streets and parking courts inside them rather than the county or the state. That makes the asphalt one of the largest line items in the reserve study, and one that gets expensive fast if it is ignored. Sealing and crack filling on a sensible cycle is what stretches the time before an overlay; putting it off is what pulls that date closer.
If you have a reserve study, send it. We will price against the components it lists, so the numbers can be compared with what the specialist assumed.
A first figure can be taken from aerial and satellite imagery, which is good enough for a budget. Before anything is signed the property is walked, because imagery cannot see beneath parked cars or tree canopy, and Richmond communities tend to have plenty of both. If the walk changes the figure, the sheet is revised first.
Many associations adopt the next year's budget in the last months of the year, which is also when the sealing season is ending. Ask for figures in late summer or early fall and the board votes on measured numbers instead of an allowance. The work can then be booked for spring, when there is still a choice of dates, and before summer heat makes long closures harder on residents.
Each sheet is dated and records the condition it was priced on, so if the winter opens new failures, it is obvious what changed.
Asphalt work only goes one way: rebuild failed areas, fill cracks, seal, let it cure, then paint lines. Split across separate companies, nobody owns that order, and it is the manager who takes the calls when stall lines go down over a patch that is still soft. We schedule patching, crack filling, sealcoating and restriping as one job, and paving is done by a local independent paving contractor on the same sheet.
An apartment community has a leasing office to keep reachable and a steady flow of move-in trucks, and a shopping or office lot has customers who will simply drive on if the entrance is coned off. For those, the plan keeps one entrance and the spaces nearest the door usable at all times, works the far rows first, and saves the frontage for the quietest day of the week, which the owner tells us rather than the other way round.
Striping is what customers notice first on a commercial lot, so faded stalls, arrows, crosswalks and fire lane markings are part of the sheet. If the layout is changing, that is settled in writing before any paint goes down.
If you manage communities in more than one jurisdiction, send the whole list. Each property gets its own sheet, and a summary sets them side by side. Nearby properties can be done in consecutive days, and a large portfolio can be spread across budget years, worst first. The locality pages cover each area: the City of Richmond, Henrico, Chesterfield and Hanover.
If the county or VDOT maintains the streets, they are not yours to seal, but parking areas, common drives, clubhouse and pool lots usually are, and they go on the sheet.
Usually a day or two while the coat cures, a little longer in humid weather. The notice gives exact reopening times.
Local independent contractors with their own equipment. We measure, price, schedule and answer for the job; they do it.
Send the property, or the list, and the date the board or owner needs numbers by, and we work back from that date.
