What homeowners, board members, and property managers should know before approving a paving proposal.

By ACPLM

When your community receives paving proposals, it is natural to compare the totals first. But similar descriptions do not always mean the same work. Understanding the details helps homeowners, board members, and property managers compare “apples to apples” and make informed decisions about the community’s investment.

One word can make a difference.

A proposal may specify “1.5 inches of asphalt,” but does that mean before or after compaction? Asphalt thickness decreases as rollers compact the material. Specifying “1.5 inches of compacted asphalt” describes the intended finished thickness. If a proposal leaves this unclear, ask for written clarification. The appropriate thickness depends on the project’s conditions and intended use.

What happens beneath the new surface?

One contractor may include removing and repairing deteriorated areas, while another may quote only a new asphalt layer. Compare the locations, quantities, and depths of repairs, along with any preparation of the underlying base. A fresh surface does not necessarily resolve problems underneath.

Do the finishing details match?

Does “striping included” cover only parking lines, or also directional arrows, stop bars, and accessible parking markings? Are signs and wheel stops included where needed? These items should be clearly identified so your community can anticipate the complete cost.

Also, ask how the work will affect residents and owners. Project phasing, parking restrictions, access, and communication should be discussed before construction begins.

The best comparison starts with the same written scope of work. Ask each contractor to clarify inclusions, exclusions, warranty terms, and how additional repairs will be priced and approved.

At ACPLM, we encourage homeowners, board members, and property managers to look beyond the bottom line and understand what each proposal delivers. Clear details today help prevent costly surprises tomorrow.

FAQs

Why is there such a large price difference between commercial asphalt paving proposals?

Large price differences usually come down to the scope of work rather than just contractor pricing. A cheaper proposal might specify uncompacted asphalt, skip necessary base repairs, or exclude finishing details like accessibility striping and wheel stops. To get an accurate price comparison, you must ensure all contractors are bidding on the exact same written scope of work.

What is the difference between compacted and uncompacted asphalt thickness?

Asphalt thickness decreases as heavy rollers press down the material during installation. If a proposal simply says “1.5 inches of asphalt,” you may end up with a thinner surface once it is rolled. Always look for “compacted asphalt” in your proposal, which guarantees the intended finished thickness of the pavement.

Can you pave over an existing parking lot without fixing the base underneath?

While you can lay a fresh layer of asphalt over an existing surface, it will not resolve structural problems underneath. If a contractor quotes a new asphalt layer without removing and repairing deteriorated areas in the underlying base, the new surface will likely fail prematurely. Always compare the locations, quantities, and depths of repairs quoted by each contractor.

What should an HOA or commercial paving proposal include?

A comprehensive paving proposal should include the thickness of compacted asphalt, details on base preparation and underlying repairs, and exact finishing inclusions (such as parking lines, directional arrows, stop bars, accessible markings, and wheel stops). It should also clearly state warranty terms and how unforeseen additional repairs will be priced.

How will repaving a community parking lot affect residents and access?

Repaving will temporarily disrupt parking and access, which is why your contractor should provide a clear plan before construction begins. A professional proposal should outline project phasing, temporary parking restrictions, alternate access routes, and a timeline for resident communication so the community can plan accordingly.