For condominium and homeowner association boards, management companies, and apartment and commercial property managers in Wayne, Oakland and Macomb counties. One firm answerable for every square foot of asphalt, a written proposal per property in language a board can act on, and closures planned section by section so no resident is caught out.
A community's asphalt needs several trades in a fixed sequence. Broken areas are removed and rebuilt, cracks are cleaned and filled hot, the surface is sealed, and the stalls, arrows and fire lane markings go back once the coat has cured. Hire those trades separately and the manager becomes the scheduler, the referee and the person who hears about it when the line painter arrives a day early.
We carry the full sequence. Crack filling, small patches and restriping of the existing layout are included in the per square foot price for sealing. Rebuilds of larger failed areas are shown as their own lines. Resurfacing and full replacement are carried out under the same plan by a local independent paving contractor.
A large share of suburban Michigan housing was developed as condominiums, including site condominiums where each owner has a house and a lot but the development is organised under the state Condominium Act. In some of them the roads are private and the association maintains them. In others the roads were built to public standards and handed to the county road agency or the city. Many communities have both, with public through streets and private courts or cul-de-sacs.
Before anything is measured we confirm which stretches belong to the association, from the master deed and the site plan or from the manager, so the proposal covers what the board actually pays for and nothing it does not.
Associations set next year's operating budget and reserve contributions at a fixed point in their fiscal year, and pavement is one of the larger lines in both. When that line is an estimate from memory, the board either overshoots and holds money it did not need, or undershoots and faces a special assessment conversation in June.
Ask for measurements in the weeks before the budget is drafted. The proposal you carry into the meeting is dated, describes the condition it was priced on, and can be booked for early the following season. If a hard winter opens new failures in the meantime, the difference is visible on paper rather than argued about.
Community lots here take a beating that driveways do not. Plow blades catch raised patches and crack filler and tear at the edges. Salt spread on the lot and tracked in from the road keeps meltwater liquid and working into cracks. The corner where snow is stacked all winter sits wet into spring and is often the first place the base gives way.
A proposal notes where those patterns are doing the damage, so the board can talk to its snow contractor about blade height or moving the pile, not only pay to repair the results.
Each property gets its own document: square footage by area, a plain description of condition, scope by item, how the work would be phased, and one total. It is laid out to go into a packet as it is.
A budget figure can come from aerial measurement without anyone meeting us on site. Before work is scheduled the property is walked, because imagery cannot see under cars and trees, cannot judge a crack's width, and cannot find the soft spot near the dumpster enclosure. If the walk changes the figure, a revised proposal goes out before signature.
The community is divided into sections that close one after another while the rest remain open, each with a date fixed before work starts. We draft the resident notice with you. It names the section by building or unit numbers or shows it on a map, gives the day and the time vehicles must be moved, where to park in the meantime, when walking and then driving are allowed again, and the rain date, stated from the start.
Before sections are drawn we ask about trash pickup days, the towing company and its instructions, fire lanes, accessible spaces, attached garages opening onto the section, and residents who cannot manage a long walk.
Management companies in metro Detroit often run communities in Canton, Novi and Macomb Township at once. Send them all. Each gets its own proposal so costs land in the right association's accounts, and you also get a comparison sheet listing area, condition, scope and total side by side. That makes it easy to run nearby sites consecutively and to stage the work over two or three seasons, worst first, keeping each budget's pavement line steady. City and county rules are on the county pages: Wayne, Oakland and Macomb.
Yes. Sealing alone beside sealing with the bigger rebuilds, or one season beside two, each totalled, so the board chooses from one page.
Before the budget is drafted, for work next year. For this year, as soon as possible, because the dry, warm weeks go first.
Only in the section being sealed, typically for a day or two. The notice gives each section's reopening time.
Local independent contractors with their own equipment. We measure, quote, schedule and answer for the job; they carry it out.
No. Many condominium walks and some drives here are concrete, and that is a different trade. Everything on our proposal is asphalt. See parking lot sealcoating and asphalt repair.
One property or the whole list, and the date the board needs figures, and the measuring is scheduled back from that date.
