For condominium and HOA boards, apartment owners and commercial property managers from the west side suburbs out to Lake County. The pavement on a Cleveland property has two contractors whether the board thinks of it that way or not: the one who maintains it in summer and the one who plows it in winter. The work goes best when the first plans around the second.
Where the plow stacks the snow decides where the pavement fails. The islands, corners and end spaces that hold the piles stay wet for months, and meltwater from them crosses the lot and freezes each night. Before a property is priced, we ask where the piles go, and those areas are looked at first for patching.
It works the other way too. Sealing is finished early enough for the coat to cure well before the first plowable snow, and new or rebuilt curbs, islands and edges are pointed out to the snow contractor so the blade knows where they are. If the property's plowing is on a separate contract, the manager gets a short note to pass on.
The order never changes: failed areas rebuilt, cracks filled hot, one coat of sealer, then striping once it has cured. Split between several outfits, that order is nobody's job. Here it is ours. Small patches are inside the square foot price; larger rebuilt sections and any overlay or new pavement are separate lines, and the paving is done by a local independent paving contractor.
Sealer needs warm, dry weather to cure, which on this part of the lake means roughly early May to mid-October. That is a short window for every property in the region to share. The communities that get the dates they want are the ones that approved the work over the winter.
So the useful time to ask is autumn. A measured sheet in hand for the budget meeting, a vote on a real number instead of an estimate, and a booking made while spring is still open. Each sheet is dated and says what condition it was priced on, so if the winter opens new failures the board can see exactly what changed.
Each property gets a single page for the board packet: the square footage of every lot, lane and road; a few plain sentences on condition; the scope line by line with anything outside the square foot price broken out; the sections and their order; and one total. Options, such as sealing now and paving a failed lane next year, can sit side by side.
The first measurement is taken from aerial imagery, which is close enough to budget from. Before anything is booked the property is walked, because imagery cannot see under parked cars or tell a hairline from an open crack. If the walk moves the number, the sheet is reissued before anyone signs.
The property is split into sections that close one at a time, each with a written date. The notice, sent through the office or the board, gives the section by building number with a map, the day and the time cars must be moved, where to park meanwhile, when walking and then driving are allowed again, and the rain date up front. Before the sections are drawn we ask about trash day, the towing company, fire lanes, accessible spaces, garages opening onto the section, and any resident who cannot walk far.
Send the full list. Every property keeps its own sheet so the cost lands with the right association, and a summary compares them. Nearby properties can be done back to back, and the work can be spread over two or three seasons with the worst first, keeping each year's budget line level. The county pages cover the ground: Cuyahoga, Lake and Lorain.
Until about mid-October if the weather holds, but late jobs have the least margin before the first snow. Earlier is better for a lot that gets plowed.
They are wet for months and take the weight of the piles. They go on the repair list first.
Yes. Seal only against seal plus the larger repairs, or one year against two, each with its own total.
A fully cured coat stands up to normal plowing. A blade set too low marks any surface, fresh or not, which is why the new edges and islands are pointed out to the snow contractor.
Yes, restriping follows the existing layout. Changing the layout is a separate decision for the board.
Local independent contractors with their own equipment. We measure, quote, schedule and answer for the job.
Tell us the property, or the list, and when the board needs the numbers, and we work back from that date.
