Pavement Guardian: Multi-Year Pavement Maintenance Programs

Most properties only think about pavement when a pothole appears or a tenant complains. That's the most expensive way to own asphalt, and it's expensive in a way that doesn't show up on any single invoice.

Emergency work costs more per unit. A crack sealed at a quarter inch costs a fraction of the pothole it becomes. A pothole repaired early costs a fraction of the sub-base failure it turns into. Every deferral moves work into a more expensive category.

Unplanned work wrecks budgets. Reactive maintenance means holding a reserve for repairs you can't forecast, then watching it get consumed by whichever failure arrives first. You're paying for uncertainty as well as asphalt.

Nobody's tracking the asset. With a different contractor every few years, no one holds the history. Nobody knows which section was patched in 2019, which drain has always ponded, or which corner is failing faster than the rest. That knowledge is worth money and it disappears with every contractor change.

Pavement Guardian fixes all three. We document the property once, build a schedule around its actual condition, and maintain the record year over year. You get a number you can put in a budget and a partner who remembers what happened last time.

Phase 1: Comprehensive site forensics.

• We evaluate the entire property, cataloguing every crack, drainage issue, and structural defect. This creates the data-driven baseline everything else is built on — and it's the step most contractors skip in favor of a quick walk and a number.

Phase 2: The multi-year roadmap.

• We build a three, five, or ten-year strategy around your specific budget and goals, sequencing work so each dollar is spent at the point it does the most good. Structural repair before sealing, sealing before coating, coating before striping.

Phase 3: Managed execution and reporting.

• We handle scheduling and quality control for every service in the plan, then report on condition annually. No guessing, no surprise repair bills, no starting over with a new contractor who doesn't know your property.

The program itself has no membership fee. You pay for the work in the plan, at the same published rates as any other customer.

What changes is when you pay and how much work there is to do. A property on a maintenance schedule spends more in Year 1 clearing deferred work, then substantially less in Years 2 and 3 than a comparable property waiting for failures. Over a decade, the difference between scheduled maintenance and reactive repair on the same lot is not small.

Your Pavement Health Report includes a year-by-year cost projection for the full term. You'll know what Year 3 costs before Year 1 begins — which is the entire point for anyone who has to defend a budget to a board or a regional office.

Rates for crack sealing, pothole repair, line striping, and residential sealcoating are published on our service pages. Commercial sealcoating is quoted by property. Nothing in the plan is priced differently because you're on the program.