Commercial Paving Questions and Answers

They are three different depths of work. Paving builds the lot from the base up and is the answer once the base has failed, while resurfacing mills off the worn top layer and lays new asphalt over a base that still holds. Sealcoating is only a thin protective coat over a sound surface and fixes nothing structural. The services hub has a lifecycle table showing which one a lot needs at each stage.

Because the base carries the load and the asphalt only spreads it. On South Florida's flat ground and high water table, a base that stays wet loses strength, and anything placed over it cracks and sinks again within a season or two. Base thickness, compaction and drainage are what decide how long a lot lasts. See asphalt paving.

Work runs year-round. The drier months from roughly November through April give the most predictable windows, and in the summer the schedule starts early, carries a weather buffer, and never places asphalt on a wet base. Hurricane season, June 1 to November 30, is planned with the forecast watched about a week out.

Usually yes. A new section is graded to meet the drainage the lot already has, its edge is milled flush where it meets the old pavement, and fresh striping across everything makes the two read as a single lot. Where the older pavement is near the end of its life, the estimate shows what expanding now and overlaying later would cost against doing both together.

The site walk and written scope usually come back within a few days. After that the schedule depends on the work: sealcoating and restriping a mid-size lot takes a day or two per section plus cure time, an overlay runs several working days phased by section, and full replacement takes longer because base work and any inspections come first. Your written scope states the dates.

Not right away. New asphalt needs time to cure first, and sealing too early traps the surface oils and makes the coat peel. You will be given a first sealcoat date when the lot is handed over, and from there it joins the usual rotation set by how hard the lot is used and how exposed it is.

Not when it is applied correctly in two thin coats at the right rate. Problems come from overapplication, where a thick layer builds up over repeated cycles, which is one reason sealing more often than the surface needs is a waste rather than an improvement. See sealcoating for how the interval is set.

If the layout is not changing, fresh paint goes straight over the faded lines. If the layout is changing, the old lines are removed or blacked out first, otherwise ghost lines show through and drivers follow the wrong ones. A sealcoat erases everything, which is why a layout change is usually timed to the sealcoat. See striping.

Yes. The stalls are marked and stenciled at the charging locations, with any striping the equipment layout needs, and the rest of the lot is adjusted so the count and the flow still work. Placement is worth planning with the accessible spaces in mind so the charging stalls do not end up on the accessible route.

It depends on the geometry, and the layout review gives you the number before anything is painted. Matching the stall angle to the aisle width and direction often recovers spaces that an older layout wasted, without adding pavement. It can also go the other way when a lot has been striped too tight for the vehicles that use it.

Hazards and small repairs are scheduled as soon as a window opens. Larger work benefits from planning: sealcoating and striping in the drier months, resurfacing timed to a budget year, and anything for an HOA or a board built around the approval calendar. Starting the conversation a season ahead gives the most choice of dates.

Checking the local requirement is part of the contractor's job, and the time it takes should already be in the timetable you are shown. What is required varies from one South Florida municipality to the next and again in the unincorporated areas. Restriping an existing layout often needs nothing, while new construction, drainage changes and accessible-parking work frequently do.

Yes, and for many properties it is the default. Every service on the site can be scheduled outside business hours, and the timetable allows for asphalt to cool and coatings to cure before anyone drives on them. The written scope names which phases run at night and which run during the day.

Yes. Managers and boards get a condition report with photos, a prioritized list, a phased schedule and a budget-year view that shows what each deferral costs later. Nearby properties are assessed on one trip and the work is routed so the cost per lot drops. See maintenance plans.