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Commercial Pavement Management Programs
A single multi-year plan for every lot you own or manage — condition assessment, prioritized repairs, sealcoating and striping cycles, and documented reporting your board or budget committee can actually approve.
Stop Buying Repairs. Start Managing Assets.
Most commercial pavement spending is reactive — a lot gets patched when it fails, striping gets refreshed when a tenant complains, and nobody can say what next year will cost. Pavement management replaces that with a plan: we assess every surface, score its condition, and schedule the right treatment at the right point in its life.
Deferring maintenance is the single most expensive decision in pavement. Sealcoating and crack sealing on schedule protect the binder and keep water out of the base. Once water reaches the base, the fix moves from surface treatment to removal and replacement — an order of magnitude more expensive per square foot.
We build programs for single properties and for portfolios spanning Montana, Idaho, Washington, and the Dakotas. Every treatment is delivered by our own crews and captured in the same reporting package, so you carry one vendor, one standard, and one set of records.
Program Outcomes
Documented work, predictable budgets, and surfaces that stay in service.
Assess, Plan, Execute, Document
A repeatable cycle built for property managers, municipalities, and facility teams.
Condition Assessment
We walk and document every surface — cracking, oxidation, base failures, drainage, striping condition, ADA compliance — and score each lot.
Prioritized Plan
Treatments are sequenced by urgency and cost efficiency, so the dollars go where they buy the most remaining life.
Scheduled Execution
Work is staged around your operations, tenants, and weather windows with clear phasing and access plans.
Reporting & Reset
Completion reports, photos, and quantities close each cycle, then the plan is updated for the next budget year.
Everything the Program Covers
Each service is delivered by our own crews and documented in the same reporting package.
Start with a Site Walk
We'll walk the property, scope the program, and build a plan around your budget cycle. Call for pricing — every estimate is based on the actual site, not a formula.
How a Pavement Program Is Scoped
Pavement management is budgeted as a multi-year program, not a single invoice. These factors determine what lands in year one versus what gets deferred — and where the money is best spent first.
Total portfolio size
One property or twenty, the survey work scales with the number of pads, entrances, and drive lanes. Multi-site portfolios get volume efficiency on mobilization.
- Raises cost
- Raises cost: Many scattered sites with separate mobilizations
- Keeps cost down
- Keeps cost down: Clustered properties that can be served in one trip
Current pavement condition
Sound pavement takes preservation. Failed pavement takes repair or replacement first. The gap between those two paths is the largest cost difference in the entire program.
- Raises cost
- Raises cost: Base failure, widespread alligatoring, standing water, deep potholes
- Keeps cost down
- Keeps cost down: Structurally sound asphalt caught before water reaches the base
Repair scope before preservation
Sealer over a failing base is wasted money. Infrared patching, saw-cut-and-replace, and localized overlay are quoted separately and drive the first-year number.
- Raises cost
- Raises cost: Large patch areas, subgrade repair, drainage correction
- Keeps cost down
- Keeps cost down: Isolated potholes and edge repairs only
Compliance & markings requirements
ADA stall counts, access aisles, fire lanes, signage, and bollards are frequently out of compliance on older lots and have to be brought current as part of the work.
- Raises cost
- Raises cost: ADA remediation, added signage and bollards, new fire lane layout
- Keeps cost down
- Keeps cost down: A layout already meeting current requirements
Budget cycle & phasing
We build the plan around your fiscal calendar. Spreading work over two or three budget years costs slightly more in mobilization but keeps any single year's spend predictable.
- Raises cost
- Raises cost: Heavy phasing across many small mobilizations
- Keeps cost down
- Keeps cost down: Consolidating work into fewer, larger scheduled windows
What the Work Involves at Your Scale
Single commercial property
- Condition survey with photo documentation
- Prioritized repair list — do now, do next year, monitor
- Preservation schedule on a 2–3 year sealcoat cycle
Survey in a single visit; work scheduled around your operating hours
Multi-site portfolio — 5 to 15 properties
- Portfolio-wide condition scoring so you can rank spend
- One consolidated multi-year budget document
- Clustered scheduling to share mobilization across sites
Surveys batched by region; work sequenced by condition score
Municipal or district network
- Network-level survey and prioritization
- Bid-ready documentation, insurance, and bonding materials
- Council- or board-ready reporting after every phase
Aligned to the public bid calendar and fiscal year
What You Get in Writing
- Written condition survey with photos and scoring per property
- Prioritized, line-item scope split by budget year
- Compliance findings (ADA, fire lane, signage) called out separately
- Documented completion reporting you can hand to ownership or a board
We quote from the actual site rather than a published rate card, because two lots the same size routinely scope out very differently. The site walk and the written proposal are free either way.
Pavement management by city — book the local crew
Tap your market for pavement management crews, pricing windows, and documentation built for that city's property mix.
Program Questions
What is commercial pavement management?
Commercial pavement management is a planned, multi-year approach to maintaining asphalt and concrete surfaces. Instead of reacting to failures, every surface is assessed and scored, treatments are scheduled at the point in the pavement's life where they deliver the most value, and results are documented so budgets can be forecast years ahead.
How is this different from just hiring a sealcoating contractor?
A one-off contractor performs the treatment you request. A pavement management program determines which treatment each surface actually needs, in what order, and at what interval — then executes it and documents the outcome. The result is lower total lifecycle cost, not just a completed work order.
Do you manage multiple properties across different cities?
Yes. We run portfolio programs across Montana, Northern Idaho, Eastern Washington, North Dakota, and South Dakota. Each property gets its own condition score and schedule, and the portfolio rolls up into a single plan and single reporting stream.
How often should commercial lots be sealcoated and crack sealed?
In our climate most commercial lots benefit from crack sealing annually or every other year and sealcoating every two to four years, depending on traffic volume, drainage, sun exposure, and current surface condition. The assessment sets the actual interval for each lot rather than applying a blanket rule.
What documentation do we receive?
Each project includes a pre-work condition report, scope and quantities, before/during/after photos, crew field logs with weather and materials, and a completion report. Programs also receive an updated multi-year plan after each cycle for budget planning.
How much does a pavement management program cost?
Cost depends on total square footage, current condition, and how much deferred maintenance exists at the start. Programs are typically phased so the first year addresses the highest-risk surfaces. Call for pricing and we'll build a scoped plan from a site walk.
Can you work around our tenants and business hours?
Yes. Phasing, night and weekend work, and section-by-section closures are standard on occupied retail, medical, and industrial sites. Access plans are set before mobilization and communicated to tenants in advance.
Which areas do you serve?
Summit Surface Partners serves Montana, Northern Idaho, Eastern Washington, North Dakota, and South Dakota, with crews based in the Flathead Valley and coverage across our regional markets.
How is a pavement condition score assigned?
Each surface is walked and rated on distress type and severity — cracking pattern and width, oxidation, raveling, rutting, base failures, drainage behavior, and striping and ADA condition. Those observations produce a score per lot, which drives the treatment recommendation and the position of that lot in the multi-year sequence.
When does resurfacing make more sense than sealcoating?
Sealcoating protects a structurally sound surface; it cannot fix one that has already failed. When cracking becomes interconnected, the base is pumping fines, or patches are spreading faster than they can be repaired, the economics shift to an overlay or mill-and-fill. The assessment identifies that threshold before money is spent on a treatment that will not hold.
Can the program be phased to fit an annual budget cap?
Yes. Programs are routinely built against a fixed annual dollar figure. The highest-risk and lowest-cost-to-preserve surfaces are treated first, deteriorating surfaces are stabilized to buy time, and full reconstruction is scheduled into a later budget year with a known number attached to it.
Do you coordinate with our insurance and ADA compliance requirements?
Yes. ADA stall counts, access aisles, signage, and fire-lane markings are inspected each cycle and corrected as part of the program, and the completion package includes the photo documentation carriers and inspectors typically ask for after a trip-and-fall or compliance review.
Do you self-perform the work or subcontract it?
Crack sealing, pothole and asphalt repair, sealcoating, striping, and signage are self-performed by our own crews. That keeps one standard of workmanship, one point of accountability, and one reporting format across every surface in the portfolio.
Get a Free Estimate
Schedule a free site walk and receive a customized quote. Licensed & insured.