For HOA and condominium boards, apartment communities, and commercial property managers across South Hampton Roads. Virginia Beach and Chesapeake in particular have many planned communities with their own streets, courts and lots. One contact looks after all of that asphalt, with a written sheet per property and a schedule residents see before any street is closed.
Community pavement usually gets split between whoever patches potholes, whoever seals, a striping company and, every so often, a paver. Nobody owns the order, and the order is the part that matters. We run all of it, in sequence:
Virginia's Property Owners' Association Act requires an association's board to carry out a study of the reserves needed to repair and replace its capital components at least once every five years, and to review it every year when setting the budget. For a community with private streets, the asphalt can be one of the larger items on that list, and the figure for it is only as good as the last time somebody measured it.
A measured sheet from us gives the board a current figure to set against that estimate: area by section, condition in plain language, what is due now, what can wait, and what each part costs. Ask whenever your budget cycle needs it. The sheet is dated and says what condition it was priced on, so the board can see what changed if a stormy year moves the numbers.
Each property gets a single sheet that goes straight into a board packet. It lists each area in square feet, the condition, the scope line by line with anything outside the per square foot price on its own line, the order of work and the sections it will be done in, and one total.
The first measurement is taken from aerial imagery, good enough to budget from with nobody needing to show us round. Before any date is booked the property is walked, because from above you cannot see under parked cars and trees, cannot tell a hairline crack from an open one, and cannot find the soft ground at the low end of a court. If the walk changes the total, the sheet is reissued first.
Fresh sealer needs a day or two before cars, so the community is split into sections that close in turn while the rest stays open. Every section has a date before work starts, and the notice to residents says which streets or buildings, which day, when cars must be out, where to park instead, when the section reopens, and the rain date.
Rain dates matter more here than in most places. Summer afternoons bring thunderstorms and late summer brings tropical weather, so the schedule is built with spare days in it and the notice says so from the start. Before drawing sections we also ask about trash collection days, towing, fire lanes, accessible spaces, pool and clubhouse parking, school bus stops inside the community, and residents who cannot walk far.
Late summer and autumn are when tropical systems reach this coast, and they leave a particular kind of damage on community asphalt: low ends of streets that sat under water, edges washed out beside ditches and storm drains, and gouges where fallen trees and debris were dragged off. None of it is always visible the week after. Soaked stone under the surface often shows up as soft, sinking patches a month or two later.
If the board wants it, the property can be walked again after the season and anything new added to the sheet as its own dated line, so the next budget reflects what the storms actually did rather than a guess.
Management companies here often look after communities on both sides of a city line. Each keeps its own sheet so the cost lands with the right association, and a summary page puts them side by side so the worst go first and the rest spread over coming years. Right-of-way rules differ in each city where a community road meets a public street: Norfolk, Virginia Beach, Chesapeake, Portsmouth and Suffolk.
Yes. Seal only against seal plus larger repairs, or everything this year against a split over two, each with its own total on the same page.
Sealer cannot change grade. The sheet will say whether the low area is a patch, a regrade or a drainage question for an engineer, rather than sealing over it.
Local independent contractors who bring their own equipment. We measure, quote, schedule and answer for the job; they carry it out.
No. Private streets, cul-de-sacs, garage courts and walking paths go on the same sheet. See also parking lot sealcoating and asphalt repair.
Tell us the property or the list, and the date the board or owner needs numbers by. We work back from that.
