TOP 5 Mistakes Property Managers Make With Asphalt Maintenance

May 17

🏢 Managing a Property? Don’t Let Your Asphalt Blow Your Budget

Whether it’s an apartment complex, shopping center, or commercial lot — asphalt maintenance isn’t the most exciting part of property management… until something goes wrong.

Bad pavement costs money, frustrates tenants, and makes your property look cheap. Let’s break down the 5 most common mistakes property managers make — and how to avoid them.

❌ Mistake #1: Waiting Until It's Too Late

A lot of property managers don’t act until the pavement is crumbling, potholes are popping, or tenants are complaining. At that point, it’s not maintenance anymore — it’s full-blown replacement.

✅ Do this instead:
Seal coat every 2–3 years, crack fill yearly, and get an annual inspection to catch early damage.

❌ Mistake #2: Skipping Crack Filling

Those little cracks aren’t just ugly — they’re how water gets in and destroys your base layer. Once that happens, it’s game over.

✅ Do this instead:
Crack fill annually before winter or heavy rain seasons. It’s cheap insurance against major repairs.

❌ Mistake #3: Ignoring ADA Compliance

One faded handicap stencil or missing sign can trigger lawsuits or ADA fines up to $75,000.

✅ Do this instead:
Have your striping reviewed by a pro who understands Tennessee ADA standards. We handle that all the time.

❌ Mistake #4: Hiring the Cheapest Crew

We’ve seen it all: puddled seal coat, crooked lines, striping over oil spots. Asphalt work is like tattoos — cheap work isn’t good, and good work isn’t cheap.

✅ Do this instead:
Work with a licensed, insured crew that actually knows how to prep, clean, and lay material the right way.

❌ Mistake #5: No Long-Term Plan

Too many managers think of paving as a one-time thing. But pavement is like a roof — it needs a plan to stay functional and good-looking.

✅ Do this instead:
Let us put together a 3-year pavement maintenance plan customized for your lot — and your budget.

🧠 Straight Shot Tip

We work with property managers all over Middle Tennessee. We don’t just fix pavement — we make you look good in front of your tenants, your boss, or your HOA board.