For HOA boards, condominium associations, and apartment and commercial property managers across Greater Dayton and Greater Cincinnati. One vendor for the whole pavement, one printed sheet per property, and a schedule your residents get in writing before a single space is coned off.
Most communities end up juggling three or four outfits: somebody for potholes, somebody who seals, a striping company, and a paver every decade or so. Each of them schedules around their own calendar, none of them owns the order the work has to happen in, and the manager is the one fielding resident complaints when the striping crew turns up before the patches are dry. We take all of it:
You have one person to call, one schedule to approve, and one party responsible for getting the sequence right: repair, then fill, then seal, then paint.
Sealing season around here runs from spring to about mid-October. Budget season for a lot of associations and management companies is the opposite end of the year, when next year's operating budget and reserve contributions get voted on. That gap is where pavement work tends to fall through: nobody has a real figure in November, a placeholder goes in the budget, and by the time a vendor measures the lot in May the placeholder is wrong.
So ask in the fall. You get a measured sheet in time for the meeting, the board approves a real number instead of a guess, and the work can be booked for the start of the following season, when there is still a choice of dates. The sheet is dated and says what condition it was priced on, so if a hard winter opens up new failures, the board can see exactly what changed and why.
Every property gets its own single sheet, laid out to drop into a board packet without anyone retyping it. It carries:
The first measurement comes from aerial imagery. That is accurate enough to budget on and it means nobody from the office has to walk us round. Before the work is booked, the property is walked and measured on the ground, because an aerial cannot see under parked cars or tree canopy, cannot tell a hairline from a crack you could lose a coin in, and cannot find the soft spot by the dumpster. If the walk changes the number, the sheet is reissued before anybody signs, not after.
Nobody's car gets trapped. The community is divided into sections that can close one at a time while the rest stays open, and every section has a written date before the job starts. What goes out to residents, through your office or the board, should answer five things, and we write it so it does:
Before the sections are drawn we ask about the things that catch managers out: trash and recycling pickup days, the towing company and how it is instructed, fire lanes and accessible spaces that must stay reachable, garages that open onto the lane being sealed, and any residents who cannot walk far to a temporary space.
Plenty of management companies here look after several communities, sometimes spread from Huber Heights to West Chester. Send the whole list. Each property still gets its own sheet, so the cost lands against the right association, and you also get a short summary that puts them side by side: area, condition, scope and total.
A portfolio view does two useful things. It lets neighbouring properties be scheduled back to back, and it lets you spread the work across two or three years so the pavement line in each budget stays level, with the worst lots first. The two metros are about an hour apart on I-75, and the county pages cover each area: Montgomery, Greene, Warren, Butler and Hamilton.
Yes. A sheet can show seal only next to seal plus the larger repairs, or this year next to splitting the job over two, each with its own total. Boards decide faster when the choice is on one page.
For spring work, the fall before. For work this season, as early as possible, because the weeks before mid-October fill first and the weather gets less forgiving.
Only from the section being done. Most sections are closed for a day or two while the coat cures, and the notice says exactly when each one reopens.
Local independent contractors who live in the area and bring their own equipment. We measure, quote, schedule and answer for the job; they do it.
No. Private roads, cul-de-sacs, garage courts and the paths between buildings are all asphalt, and they go on the same sheet. See also parking lot sealcoating and asphalt repair.
Tell us the property, or the list, and the date of the meeting the numbers are for, and we work back from that date.
