“What Property Managers Should Know Before Hiring an Asphalt Contractor”

For property managers, asphalt is more than just pavement. It’s the first impression tenants, customers, and visitors have when they arrive. It impacts safety, liability, property value, and long-term maintenance budgets.

Whether managing a retail center, apartment complex, office park, industrial facility, or HOA, hiring the right asphalt contractor is a decision that affects both immediate costs and long-term performance.

At Pate Asphalt, we’ve been leaders in asphalt and blacktop solutions for over 40 years. We’ve worked alongside property managers across commercial and multi-family properties, helping them protect their investments with durable, high-performance pavement. Before you hire an asphalt contractor, here’s what you need to know.

Understanding the True Scope of Asphalt Work

One of the biggest misconceptions property managers face is assuming all asphalt services are the same. In reality, there’s a significant difference between sealcoating, resurfacing, full-depth replacement, crack filling, and patching. Each service addresses a different stage in the pavement lifecycle.

A qualified contractor will begin with a comprehensive site evaluation. They’ll assess drainage, sub-base conditions, traffic patterns, and existing damage. If a contractor immediately recommends a full replacement without a proper inspection, that’s a red flag. In many cases, proactive maintenance can extend pavement life significantly and reduce long-term costs.

According to industry data, properly maintained asphalt pavement can last 20 to 30 years, while neglected pavement may require major repairs in as little as 8 to 10 years. For property managers balancing operational budgets, that difference matters.

The key takeaway: You’re not just hiring someone to lay asphalt. You’re hiring a partner to protect your asset.

Experience Matters More Than Price

It’s tempting to go with the lowest bid. After all, property managers are often under pressure to manage costs. But asphalt is not a commodity product it’s a construction service that requires engineering knowledge, proper equipment, skilled crews, and high-quality materials.

An inexperienced contractor may cut corners by:

• Using thinner asphalt layers than specified

• Skipping proper base preparation

• Failing to address drainage issues

• Applying sealcoat too heavily or too thin

• Rushing compaction processes

  
  

These shortcuts can lead to premature cracking, potholes, pooling water, and costly liability risks.

With over four decades in the industry, Pate Asphalt understands how soil conditions, Midwest weather cycles, and traffic loads affect pavement performance. Freeze-thaw cycles, heavy vehicle traffic, and poor drainage can destroy improperly installed asphalt quickly. Experience ensures the job is done correctly the first time.

When evaluating contractors, ask:

• How long have you been in business?

• Do you specialize in commercial properties?

• Can you provide references from similar properties?

• Are you fully insured and licensed?

Longevity in business often reflects quality workmanship and satisfied clients.

Proper Planning Minimizes Tenant Disruption

Property managers must balance construction needs with tenant satisfaction. Asphalt projects can affect parking availability, traffic flow, deliveries, and accessibility.

A professional contractor will provide:

• A clear project timeline

• Phased work plans for large properties

• Communication strategies for tenants

• ADA compliance considerations

• Traffic control planning

At Pate Asphalt, we understand that commercial properties can’t simply shut down. We work closely with property managers to schedule projects strategically often during off-peak hours or in phases to minimize disruption.

Poor planning leads to frustrated tenants and lost revenue. Good planning leads to smooth operations and positive feedback.

Drainage Is Non-Negotiable

Water is asphalt’s biggest enemy. If water penetrates the surface and reaches the base layer, it weakens structural integrity and accelerates failure. Property managers should ensure any asphalt contractor prioritizes drainage design.

Common drainage issues include:

• Improper grading

• Clogged catch basins

• Low spots that allow ponding

• Failing curbs or gutters

If you see standing water 48 hours after rainfall, there’s likely a drainage problem.

Addressing drainage during an asphalt project prevents recurring repairs. A contractor focused only on surface appearance may ignore these underlying issues, leading to repeated maintenance costs.

Understanding the Full Asphalt Lifecycle

Asphalt isn’t “install it and forget it.” It requires a long-term maintenance strategy.

Here’s a typical lifecycle approach property managers should expect:

1. Year 0–1: New installation

2. Year 2–3: First sealcoating application

3. Ongoing: Annual crack filling and inspections

4. Year 8–15: Resurfacing, depending on traffic load

5. Year 20+: Potential reconstruction

   
   

A proactive maintenance plan can reduce overall pavement costs by up to 30% over the lifespan of the property. Property managers who budget for preventative care avoid sudden capital expenditures later.

An experienced contractor should help you create a pavement asset management plan not just show up when there’s a problem.

Liability and Safety Considerations

Uneven pavement, potholes, faded striping, and poor drainage aren’t just cosmetic issues they’re liability risks.

Trip-and-fall claims and vehicle damage claims are common at commercial properties with neglected asphalt. Ensuring compliance with ADA accessibility standards is also critical. Parking lot striping must meet regulations for accessible parking spaces, signage, and slopes.

Professional contractors will:

• Ensure proper line striping

• Maintain safe slopes for drainage

• Repair trip hazards promptly

• Recommend lighting and signage improvements if needed

Protecting tenants and visitors is part of protecting the property’s bottom line.

Quality Materials and Equipment

Not all asphalt mixes are created equal. Climate, traffic volume, and intended use should influence material selection. Heavy truck traffic at industrial facilities requires thicker lifts and stronger base preparation compared to lighter residential traffic.

Property managers should ask:

• What type of asphalt mix will be used?

• How thick will the final surface be?

• What equipment is used for compaction?

Proper compaction is critical. Without it, the pavement may appear smooth initially but will deteriorate rapidly.

At Pate Asphalt, we invest in modern equipment and premium materials because quality inputs directly impact long-term performance.

Transparent Proposals and Contracts

A professional asphalt contractor provides a detailed proposal that clearly outlines:

• Scope of work

• Materials used

• Thickness specifications

• Timeline

• Warranty information

• Payment terms

Be cautious of vague proposals. If it simply says “asphalt repair – $XX,XXX,” that’s not enough detail to protect you.

Clarity prevents misunderstandings and ensures accountability.

Real-World Results: A Property Manager’s Perspective

One regional retail property manager shared this after working with Pate Asphalt:

“We manage multiple shopping centers across the region, and parking lot issues were becoming a recurring headache. Pate Asphalt conducted a full site evaluation and developed a phased maintenance plan that fit our budget. Not only did they improve the appearance of our properties, but they also reduced emergency repair calls dramatically.

Their professionalism and communication made the entire process seamless.”

Testimonials like this reflect what property managers truly need: reliability, communication, and long-term value.

Warning Signs of the Wrong Contractor

Property managers should be cautious if a contractor:

• Shows up unsolicited offering “leftover asphalt”

• Demands full payment upfront

• Cannot provide proof of insurance

• Lacks a physical business address

• Avoids written contracts

These situations often lead to poor workmanship and no recourse if issues arise.

Reputable companies stand behind their work and provide warranties.

The Value of a Long-Term Partnership

The best asphalt contractor isn’t just someone who completes a project it’s someone who becomes a trusted partner.

With over 40 years of experience, Pate Asphalt understands the challenges property managers face: budget constraints, tenant expectations, liability concerns, and long-term asset preservation. We approach every project with expertise, authority, and a commitment to excellence.

Our team evaluates each property individually, develops tailored solutions, and ensures every project meets the highest standards of durability and safety.

When you hire the right contractor, you gain:

• Predictable maintenance planning

• Reduced long-term costs

• Enhanced curb appeal

• Improved tenant satisfaction

• Greater property value

Final Thoughts

Hiring an asphalt contractor is not just a maintenance decision it’s a strategic investment in your property’s future. Property managers who prioritize experience, transparency, quality materials, and proactive planning protect both their budgets and their reputations.

Asphalt that’s installed and maintained correctly performs for decades. Asphalt that’s installed poorly becomes an ongoing expense.

At Pate Asphalt, we’ve built our reputation as leaders in asphalt and blacktop solutions by delivering dependable results for over 40 years. Our experience, commitment to quality, and customer-first approach make us the trusted choice for property managers who want long-term performance not short-term fixes.

If you’re evaluating an asphalt contractor or planning your next project, we’re here to help.

For free quotes, please reach out to us at https://www.pateasphalt.com/contact.