For HOA and condominium boards, community association managers, and apartment and commercial property managers across Orange, Seminole, Osceola and Lake counties. Sealing, crack filling, patching, restriping and paving from one vendor, quoted property by property, and scheduled around rain, residents and gates.
A community's asphalt is rarely one job. It is streets and cul-de-sacs, guest parking, the amenity center lot, the mail kiosk pull-off, and the stretch outside the gate that takes every delivery van. We handle all of it, in the order it has to happen:
The one price per square foot covers the sealing, crack filling, small patches and restriping. Paving and large repairs are priced per job after a look.
Each property gets its own written sheet, built so a manager can drop it into the board package unchanged:
The first measurement is taken from aerial imagery, which is close enough to budget on. Before anything is booked, someone walks the property, because aerial photos miss the damage under parked cars and oak canopy and cannot show a soft spot by a storm drain. If the walk changes the number, a new sheet goes out before anybody signs.
Ask whenever your budget is being drafted. Associations here keep different fiscal years, so there is no single right month. The sheet is dated and says what condition it priced, so a later reader can see what has changed since.
Fresh sealer has to stay dry while it cures, and from late spring through the end of summer Central Florida afternoons have a habit of ending in a downpour. So summer work starts early, each section is sized so it can be finished and closed before the storms typically build, and every phase has a rain date printed on the first notice instead of sent out afterwards.
Irrigation is the other thing that ruins a fresh coat here. A sprinkler zone that throws water across a street at five in the morning does the same damage as rain. Before a phase starts we want the irrigation map, or at least the controller schedule, and the zones along that section turned off until it has cured.
The community is split into sections that close one at a time, with the rest open, and every section gets a date before the job begins. The notice that goes out through your office answers:
Before the phases are drawn we ask about the things that trip up a job here: gate codes and how the crew gets in, trash and recycling days, the towing company, fire lanes and accessible spaces that must stay reachable, garages facing the section being sealed, and, in communities with a lot of short-stay rentals, how guests who never see a board notice will be told.
Some associations here send owners a notice when a driveway has faded or cracked past the community standard. If yours does, owners can send us their address directly and each gets a quote for their own drive. It helps to know the standard the letter refers to. We do not seal pavers, so paver driveways in the same community are not something we can quote.
Management companies here often look after properties from Clermont to Oviedo. Send the whole list. Each property still gets its own sheet so the cost lands against the right association, plus a one page summary that sets them side by side: area, condition, scope and total. That lets neighbouring properties be scheduled back to back, and lets the work be spread over two or three years, worst first, so no single budget takes the whole hit. The county pages cover each area: Orange, Seminole, Osceola and Lake.
Usually a day to two days from start to vehicles, depending on heat and humidity. The notice gives the reopening time for each section.
Yes. Heat helps a coat cure. Summer just means early starts and rain dates, because the afternoons are the risk.
Local independent contractors with their own equipment. We measure, quote, schedule and answer for the job; they carry it out.
No. Streets, cul-de-sacs, guest parking, amenity lots and paths are all asphalt and all go on the same sheet. See also commercial sealcoating and asphalt repair.
Tell us the property or the list, and the date of the meeting the numbers are for. We work back from that date.
