For homeowner and condominium associations, apartment communities, and commercial property managers in Fort Worth and the surrounding counties. One vendor for the asphalt: sealing, crack filling, patching, restriping and paving, quoted per property and scheduled around the heat, the storms and the people who live and work there.
Many subdivision streets around here are concrete and belong to the city. The asphalt a manager is responsible for tends to be the private part: apartment and condo parking, amenity center and pool lots, private drives inside gated sections, clubhouse loops, maintenance yards and the lots in front of offices and retail. On all of it we handle, in order:
Sealing, crack filling, small patches and restriping come under one price per square foot. Paving and larger repairs are priced per job after a look.
Each property gets its own single sheet: the surfaces and their areas, the condition in plain words, the scope line by line with anything outside the square foot price shown separately, the phases, and one total. If the board wants to compare, the sheet can show two options side by side, for example seal only against seal plus the larger repairs, or all this year against half now and half next year.
The first measurement comes from aerial imagery. Before anything is scheduled, the property is walked, because an aerial photo cannot see under parked cars or tell a clay crack from a failed base. If the walk changes the price, you get a new sheet before anyone signs. Send the request whenever your budget is being drafted; the sheet is dated and records the condition it was priced on.
Heat is not a problem for sealer; it cures faster on a hot day. It is a problem for people and for fresh surfaces. In summer, work starts at first light and each phase is sized to be finished early, and residents are asked to keep trailers, motorcycle stands and moving trucks off a new coat for longer than they expect, because a hot surface marks easily.
Spring and early summer bring the big thunderstorms. Every phase has a rain date on the first notice. And if an association uses the pool lot heavily in summer, it usually makes sense to do that lot before the pool opens or after it closes, not in the middle of the season.
The property is split into sections that close one at a time. Each section has a written date before work begins, and the notice we write for you to send answers:
We also ask about trash pickup days and where the dumpster trucks turn, towing arrangements, gate codes and access for the crew, fire lanes, accessible parking that must stay usable, and move-in and move-out days at apartment communities, since a moving truck on a fresh coat is the fastest way to ruin it.
Plenty of associations in North Texas have standards on how a driveway looks and send owners a letter when one falls short. If owners in your community have asphalt drives, they can send us their address and get their own quote, and it helps to include the wording of the standard. Concrete driveways are not something we work on.
Management companies here often run communities from Weatherford to Grapevine. Send the list. Each property keeps its own sheet so the cost lands on the right books, and a short summary sets them side by side. That makes it easy to schedule neighboring properties together and to spread the work over two or three budget years, worst first. County pages: Tarrant, Johnson, Parker and Denton.
Typically a day or two before vehicles, less in summer heat. The notice gives an exact reopening time for each section.
On clay, some cracks follow the soil as it shrinks and swells. They are refilled as routine maintenance, and the sheet says which cracks are that kind.
Local independent contractors who bring their own equipment. We measure, quote, schedule and answer for the job; they do it.
No. Private drives, loops, maintenance yards and paths go on the same sheet. See parking lot sealcoating and asphalt repair.
Tell us the property, or the whole list, and the date you need numbers for. We plan back from that date.
