Asphalt upkeep for condominium and homeowner associations, apartment communities and commercial property in Lexington and the neighbouring Bluegrass counties. Sealing, crack repair, patching, line painting and paving arranged by one firm, costed property by property, and scheduled so tenants and owners know exactly which spaces close and when.
Pavement is one of the few reserve items that has a season, and the season does not line up with when most associations vote on money. Planned around that, a typical year runs like this:
Nothing forces that exact order, and plenty of work gets booked in-season. But a figure measured in autumn is far more useful at a budget vote than an allowance someone guessed at.
Each property gets a one page summary built to be dropped into a meeting packet unchanged. It shows the square footage of every paved area, a short honest reading of its condition in words a treasurer or a leasing manager can follow, the scope line by line, the order the sections would be done in, and a single total. Sealing, crack filling, small patches and restriping all sit inside the one per square foot price; only work beyond that, like cutting out and rebuilding a large failed area by an entrance, is shown as its own line.
Early figures can be taken off satellite and aerial photos, which is accurate enough to plan a budget. Before anyone signs, someone walks the property, since a photo from above misses what is under parked cars and trees and cannot tell a shallow crack from one that has let water into the base. If walking it changes the figure, you get a revised sheet first.
Asphalt work has a fixed order. Failed areas are rebuilt, cracks are filled, the sealer goes on and cures, and only then are lines painted. When four different companies each handle one step, each works to its own calendar, and it is the manager who hears about it when a crew paints stalls over a patch that has not set. With us the whole sequence belongs to one party. Patching, crack filling, sealcoating and restriping are ours to schedule, and paving is done by a local independent paving contractor under the same plan and the same sheet.
Nobody should come home to find their car blocked in. The property is divided into sections that close separately while the others stay usable, and each gets a written date in advance. We draft the notice for your office to send, and it covers which buildings or rows are affected, the day and the time vehicles must be off, where to park instead, when the surface reopens for walking and for driving, and a rain date on the very first notice.
Before the plan is drawn we go through the details that tend to go wrong: collection days for trash and recycling, how the towing contractor is instructed, fire lanes and accessible spaces that must stay open, garages that face the section being sealed, and anyone who cannot manage a long walk from a temporary space. A doormat at each entrance for the first few days also saves a lot of complaints about sealer tracked onto hallway carpet.
Communities that lease to students at the University of Kentucky run to a different clock from everyone else. Move-in and move-out weekends are the worst possible days to have a lot closed, and the weeks either side are busy with turnover crews and moving trucks. Settle the dates against the academic calendar before anything else, and the rest of the plan fits around them.
Send the full list. Every property keeps its own sheet so costs are charged to the right association or owner, and a summary puts them together by area, condition, scope and total. Properties close to each other can then be done on consecutive days, and a big portfolio can be spread over two or three budget years with the worst first. The county pages describe each area we cover: Fayette, Scott, Jessamine, Woodford and Madison.
Yes. The sheet can show the whole property this year beside a two year split, or sealing alone beside sealing plus the larger rebuilds, each with its own total.
The existing layout is repainted as it is. If the board wants a different layout, say so early, because accessible spaces and fire lanes have rules of their own and the new plan has to be settled before any paint goes down.
Usually a day or two while the coat cures, longer in cool or humid weather. The notice gives the reopening time for each section.
Local independent contractors with their own equipment. We measure, price, schedule and answer for the job; they carry it out.
Give us an address, or the whole list, and the date the board or owner needs figures by, and the sheet is timed to reach you before then.
