Commercial · Property managers
One is from a carrier asking what you knew and when. The other is from a tenant's broker at renewal. Both are cheaper to prevent than to answer, and both start with documentation you do not currently have.
The buying driver
Appearance is the symptom. The reason pavement reaches a property manager's desk is almost always exposure or tenant pressure — usually both, usually at the same time of year.
Liability
Somebody caught a heel in a depression outside Suite 200. The first question the carrier asks is what you knew and when. A dated, photographed condition report with a documented repair schedule is the difference between a defensible position and an open one.
The assessment timestamps and geolocates every defect. You get a paper trail whether or not you hire us.
Tenant pressure
A regional tenant is negotiating and the lot is on their list. Cracked, faded, unstriped pavement is the first thing their broker photographs, and it is the cheapest concession you will ever be asked to make.
Striping and crack repair are the highest visual return per dollar in pavement. Both run in cold weather.
The offer
A site walk, measured and photographed, returned as a written report. No charge and no obligation to book work from it.
Dated, photographed and measured — structured so it can go into a property file as documentation, into a capital plan as line items, or to an owner as a recommendation, without being rewritten.
The report is yours regardless of who does the work. If it says the pavement has four good years left, that is what it will say.
Coverage
The defect that matters is different on a dock apron than it is outside a medical suite. The walk is scoped to the property, not run off a generic checklist.
| Property type | Primary focus | Scheduling |
|---|---|---|
| Shopping centers | Storefront frontage, cart paths, fire lanes, ADA stalls near entrances | Phased so no anchor tenant loses frontage parking on a weekend. |
| Office parks | Main drives, visitor and reserved stalls, speed tables, entry aprons | Weekend work keeps the lot clear during business hours. |
| Medical & dental | ADA path of travel, ambulance and patient drop-off, short-term stalls | Access aisles and van-accessible stalls checked to current standards. |
| Industrial & flex | Dock aprons, truck routes, trailer parking, heavy-load rutting | Full-depth sawcut where turning loads have broken the base. |
Portfolio pricing
Priced per square foot across the portfolio, not per site.
One mobilization
Properties scheduled in the same window share a single mobilization charge rather than paying it per site.
Quoted after the walk
Rates, portfolio thresholds and term lengths are quoted once the properties have been measured — not from a rate card that has never seen your pavement.
Response
For a managed property the response window is the product. These are held in writing under a Rapid Response agreement.
| Request type | Rapid Response |
|---|---|
| Safety hazardOpen pothole, trip hazard, exposed base, blocked fire lane | Set in agreement |
| Service requestNon-urgent defect reported by a tenant, resident or inspection | Set in agreement |
| Scheduled workApproved repairs placed on the schedule | Set in agreement |
| Assessment report deliveryWritten condition report after a site walk | Set in agreement |
Response windows are committed in the written agreement and confirmed per property, because a lot with three tenants and a lot with forty are not the same obligation. Ask for current terms. Sealcoating is always weather-dependent — it goes down when the surface will hold it.
Procurement
Assembled in advance, with turnaround times, so onboarding is not the thing that delays the work.
Additional insured endorsement on request
Current tax year, signed
Provided with the agreement
Three, with contact permission
Redacted, from a comparable property
For every material used on site
Certificates of insurance and Pennsylvania contractor registration are provided on request, with current carriers and limits shown on the certificate itself.
Certificates naming your entity as additional insured are issued on request, with current limits shown on the certificate. If your management company has a required form, send it — we'll complete theirs rather than sending ours.
Answers
Across the portfolio rather than per site, so the small properties get the same rate as the large ones. Properties scheduled in the same window share one mobilization charge. Thresholds, rates and term options are quoted after the site walk.
Yes. Lots are sectioned and phased so the property never fully closes, and work runs nights and weekends where tenant operations require it. You receive a phased map and notice signage before the crew arrives so it can be circulated in advance.
The condition report includes a photographed defect log with locations, plus specific notes on path-of-travel obstructions, access aisle condition, and stall and signage compliance. It is written to be usable as documentation, not just as a sales tool.
Safety hazards — open potholes, trip hazards, exposed base, anything blocking a fire lane — are prioritized ahead of scheduled work. A Rapid Response agreement puts a committed window on that in writing; ask for current terms.
Yes. Certificates naming your entity as additional insured are issued on request, and if your management company requires its own certificate form we will complete theirs rather than sending ours. Current coverage details are provided with the certificate.
That is the normal case, and the report is structured for it. Repairs are split into this year, next year, and monitor — with the safety and water-intrusion items in the first bucket, because those are the ones that get more expensive if deferred.