If the time has come to replace asphalt parking lots, usually after 15 years or so, research companies in your area and obtain three to five competitive bids for the project. Petroleum and cement products are commodities and can fluctuate in price so once the decision has been made to repave it’s important to proceed in a timely manner. Once you’ve received your bids check each one closely to make sure each company is providing the same services. Ask questions like is removal and disposal of old asphalt included, how long for the project to be completed, parking space striping, warranty, etc.
As a Board member, it is your responsibility to communicate clearly to the owners what is expected of them. If you have several short term or long term renters, make sure the management company or rental company knows and has relayed to their tenants that the project will be starting on “x” day. Most paving projects have to be completed in phases to accommodate parking for residents.
In residential communities, this is the time to possibly contract with a civil engineer to inspect curb inlets and stormwater drainage. If you notice as you drive through your community, depressions around curb inlets (where the water flows off the street into a box) you could have a failing underdrain. This is a problem that will not resolve on its own and has to be repaired by a utility contractor. The civil engineer will have contacts for companies that are knowledgeable about drainage repairs.
In addition to drainage repairs, check your concrete curbs to ensure they are in good order. Broken curbs are a source of liability if left unattended. Your paving contractor can possibly repair these areas or contract it to a concrete vendor for repair.
Notify everyone remotely connected with ownership or occupancy about the project. Contractors working for homeowners are to be included as well. If you notice that a vehicle is park on the street or in the parking lot that hasn’t moved in some time find out who it belongs to and get it removed. Most communities, residential or condominium, will have rules in place for parking and the removal of vehicles as well.
As a homeowner, your responsibility is to be patient. This is a capital improvement project that should be done to maintain the aesthetic integrity of your community. Everyone will be inconvenienced at some point so plan accordingly. Once completed you won’t have to be inconvenienced again for some time.
The process for repaving an area is pretty straightforward. The top coat of asphalt is milled off and removed. A tack coat is applied to the subsurface (hardpan) after holes have been filled and areas leveled out of the subsurface, and the asphalt topcoat is then put in place, packed and rolled out. Once the area has been paved and is dry, parking lot striping is then applied. Once the asphalt has cured (three to six months) you can begin your preventative maintenance program of sealcoating routinely.
While we live here in this Florida paradise, the things that make it great, the sun, the warm weather and occasional rain, takes its toll on buildings and parking lots. Routine maintenance of buildings and paved areas is essential to keeping your community looking great.