Asphalt is the largest single asset outside your building, it fails from the bottom up where you cannot see it, and it is the first thing a tenant notices. We pave, patch, seal, and stripe it, and we do it on a schedule rather than in an emergency.
Pavement work is sequence dependent. Doing the right things in the wrong order wastes most of the money, so the whole division runs as one plan rather than as separate jobs booked whenever someone notices a problem.
New asphalt, resurfacing over sound base, or full depth reconstruction where the base has failed. We tell you which one the lot actually needs, and we say so plainly when an overlay would just be money spent on a surface that is going to move again.
Potholes, alligatored sections, failed edges, and settled areas around drains and utility cuts. Repair buys years when it is done before the failure spreads, and it is wasted when it is done on top of a base problem nobody looked at.
Sealcoat protects asphalt from oxidation, water, and petroleum, and it is the cheapest thing you can do to extend a lot. It is also the most over sold service in the trade. If a lot does not need it yet, we will tell you what year it will.
Water in a crack is what destroys a lot in Denver, because it freezes and thaws dozens of times a season. Hot pour crack seal is unglamorous and it is the highest return dollar in pavement maintenance by a wide margin.
Repaint of existing layout, or a new layout when you want more stalls, better circulation, or a fire lane that will actually pass inspection. Striping goes on last, after sealcoat has cured, which is exactly the sequencing mistake that gets made most often.
Accessible stall count, access aisle width, signage height, and the surface slope that most lots quietly fail on. This is the item on a property that carries real exposure, and it is usually the cheapest thing on the list to correct.
The ongoing items that keep a lot from aging faster than it should. Sweeping, clearing drain grates before a storm, replacing broken wheel stops and bent signage, and catching small failures while they are still small.
None of these are emergencies today. All of them get considerably more expensive if they wait a season.
Interconnected cracks that look like alligator hide mean the base is moving, not the surface. Surface treatment will not fix it and will not last.
Ponding means the lot has settled or drainage has failed. Water sitting on asphalt is what turns small problems into full depth repairs.
Faded layout is the cheapest complaint a tenant will ever make about your property, and the easiest one to eliminate.
Freeze thaw opens what was already there. A pothole is a symptom that showed up late, which is why the surrounding area matters more than the hole.
Stall count, aisle width, signage height, and slope. Most lots built before the current standard are out on at least one of them.
If nobody can tell you the year, it is past due or close to it. Sealcoat on a regular cycle is the difference between resurfacing at year twelve and year twenty.
Pavement is the division where sequencing matters most, because half the services on this page can be ruined by doing them in the wrong order.
Square footage, crack linear footage, stall count, and the drainage pattern. We measure it rather than estimate it, because pavement is priced by the unit.
Written scope naming depth, materials, cure times, and layout. Enough detail that the work is the same no matter who shows up to do it.
Lots get closed in sections so the property keeps operating. Tenant notices, cone plans, and access routes are handled before mobilization, not the morning of.
Cure confirmed before striping, layout checked against the plan, and before and after photos filed against the property record.
Division 01 · Pavement
We will come look at it, measure it, and tell you what it needs and what can wait. Same day response on any request.