Written for HOA boards, condominium associations, apartment communities and the management companies that run them, across metro Atlanta. Swim and tennis neighbourhoods with a private entrance road, gated townhome courts, garden apartments with parking that is never empty, and office and retail lots. One contact for every piece of asphalt on the property, and paperwork a board can vote on.
A typical Atlanta community owns far more asphalt than its parking spaces. Walk one with a site plan and the list gets long quickly:
All of it can go on one scope. Sealing and hot crack filling, small patches inside the per square foot price, larger failed areas cut out and rebuilt as their own line, restriping of the existing layout, and paving where a section is beyond saving, with that last part done by a local independent paving contractor. One party owns the order the work happens in, so the stripes never go down before the patches have cured.
Each property gets its own one page sheet. It lists every section with its area in square feet, a few plain sentences on the condition written for a volunteer rather than an engineer, the scope line by line, the phasing plan and one total. Options sit side by side on the same page when the board wants them: seal only against seal plus the larger repairs, or everything this year against the work spread over two budget years.
If the association has a reserve study, send the pavement lines from it. The sheet can follow the same section names, which saves the treasurer from matching two documents that describe the same asphalt in different words, and it shows where the study's condition notes no longer match what is on the ground.
The first measurement is taken from aerial imagery, which is close enough to set a budget and means nobody from the office has to meet us. Before anything is booked, the property is walked. Aerials cannot see under a canopy of oaks and pines, under parked cars or into a covered parking row, and they cannot tell which low corner stays wet after a storm. If the walk changes the number, a new sheet goes out before anyone signs.
Georgia gives managers something northern properties do not have: very few months that are closed to the work. That separates two dates that are usually jammed together. The number can be produced whenever the budget needs it, and the work can then go in the month that suits the community best.
For most communities that month is not late March or April, when the pine pollen comes down yellow on every surface and has to be washed off before a coat will bond. Nor is it the height of pool season, when the amenity lot is full every afternoon. Late spring once the pollen has cleared, or the stretch from September into early November, usually wins. Summer work is still possible; it starts at first light and closes sections before the afternoon storms build.
The property is split into sections that close one at a time while the rest stays open, and every section has a written date and a rain date before work starts. Before those sections are drawn, we go through the details that cause the complaints:
The notice for residents is drafted for you, in plain language: which section, the date, when cars must be out, where to park instead, when it reopens to feet and then to cars, and the rain date.
A management company here may run communities in four or five counties, inside and outside the Perimeter. Send the whole list. Every property is measured and priced on its own sheet, so the cost lands on the right association, and a one page summary puts them side by side. Properties close to one another can be scheduled back to back, and the work can be spread over a few years with the worst surfaces first so no single budget takes the whole hit. Where we work, county by county: Fulton, Cobb, DeKalb and Gwinnett.
Not for sealing or repairs inside the community, as a rule. The point where the entrance meets a public road is different: that strip usually belongs to the city, the county or the state, and rebuilding it needs their permit.
Usually a day for the coat to cure enough for feet and a day or two before cars, longer in humid, overcast weather. The notice gives the reopening time for each section.
Yes. The sheet can show the property split across two or three years, each year with its own total, worst sections first.
Local independent contractors with their own equipment. We measure, quote, schedule and answer for the job, and they carry it out.
For how a single commercial lot is measured, phased and striped, see parking lot sealcoating. For the failed areas, see asphalt repair.
Give us the property, or the full list, and the date of the meeting the numbers are needed for. The sheet is built to be ready before it.
