Asphalt Maintenance Programs

The cheapest pavement is the pavement you maintain. Asphalt that is crack-sealed, sealcoated, and patched on a sensible schedule routinely lasts 20+ years, while neglected pavement can fail in half that time and force a far more expensive reconstruction. Biran Paving Group builds ongoing asphalt maintenance programs for commercial property managers, HOAs, and facility owners across Metro Atlanta.

We start by assessing the current condition of your pavement, then build a maintenance plan tailored to your property, your budget, and your traffic. A typical program combines routine crack filling, sealcoating on a 2 to 4 year cycle, prompt pothole and patch repairs, and re-striping as markings fade, all scheduled around your operations so there is minimal disruption.

For multi-property portfolios, a maintenance program turns unpredictable emergency repairs into a planned, budgetable line item, and it keeps every property looking professional and staying ADA-compliant. As a licensed and insured local contractor, we are easy to reach, quick to respond, and straightforward about what your pavement actually needs and what it does not.

What’s included

• Condition assessment and a tailored, budgetable plan
• Routine crack filling, sealcoating, patching, and re-striping
• Scheduled around your operations to minimize disruption
• Turns emergency repairs into a planned line item
• Ideal for property managers, HOAs, and multi-site portfolios

Why it matters

The cheapest pavement is the pavement you maintain. Asphalt that is crack-sealed, sealcoated, and patched on a sensible schedule routinely lasts 20+ years, while neglected pavement can fail in roughly half that time and force a far more expensive reconstruction. The math is not subtle: a few hundred dollars of crack sealing and a sealcoat on schedule protect a parking lot worth many times that, and the moment water gets into the base and freeze-thaw cycles start widening cracks, the repair bill multiplies. Biran Paving Group builds ongoing asphalt maintenance programs for commercial property managers, HOAs, facility owners, and multi-site portfolios across Metro Atlanta, turning unpredictable emergency repairs into a planned, budgetable line item. We start by assessing the current condition of every surface, then build a plan tailored to your property, your budget, and your traffic. A typical program layers the high-ROI maintenance steps in the right sequence and at the right intervals: routine crack filling to keep water out of the base, sealcoating on a roughly two-to-four-year cycle to protect against UV, oxidation, water, oil, and gas, prompt pothole and patch repairs before small failures spread, and re-striping as markings fade so the lot stays safe and ADA-compliant. Everything is scheduled around your operations so there is minimal disruption, and for portfolios we keep every property on a consistent standard so they all look professional and stay defensible on compliance. As a licensed and insured local contractor based in Dunwoody, we are easy to reach, quick to respond, and straightforward about what your pavement actually needs and, just as importantly, what it does not. The goal of a maintenance program is not to sell you more work; it is to spend the right dollars at the right time so you never have to spend the big ones early.

What drives the cost

• Number of properties enrolled and the total paved square footage across the portfolio
• Current condition of each surface and how much catch-up repair is needed before the program stabilizes
• Mix and frequency of services included: crack sealing, sealcoating, patching, and re-striping
• Sealcoating cycle length, which varies with traffic volume and sun exposure (roughly every two to four years in Georgia)
• Volume of crack filling and patching driven by the age and condition of the pavement
• Re-striping scope, including ADA stalls, fire lanes, and other markings as they fade
• Frequency of condition inspections and reporting required for property management or ownership
• Scheduling constraints such as after-hours or phased work to keep commercial sites operating

Want a number? Try our instant estimator or call (678) 332-8941 for a free on-site quote.

Our process

1. Pavement Condition Assessment. We walk each property and document its real condition: where cracks are forming, where water is sitting, the state of any potholes or failed areas, how worn the sealcoat is, and how faded the striping has become. For multi-property portfolios we assess every site so you get one clear picture of what each surface needs now and what it will need over the next few years.
2. Custom Maintenance Plan & Budget. From the assessment we build a maintenance plan tailored to your property, traffic, and budget, sequencing the work so the highest-return, most urgent items come first. The plan lays out which services happen when, so unpredictable emergency repairs become a planned, budgetable line item you can put in front of ownership or your board with confidence.
3. Crack Sealing & Repairs. Keeping water out of the base is the foundation of any maintenance program, so routine crack sealing comes first, followed by prompt pothole and patch repairs before small failures spread. Catching these early is the difference between a low-cost fix and a structural repair, which is exactly why a program beats waiting for problems to force your hand.
4. Sealcoating & Re-Striping. On a roughly two-to-four-year cycle suited to each lot's traffic and sun exposure, we sealcoat to protect the asphalt from UV, oxidation, water, oil, and gas and to restore a clean, uniform finish. We follow with re-striping as markings fade, keeping the lot safe, clearly laid out, and ADA-compliant. Pairing these in a single mobilization makes an aging property look years newer in one visit.
5. Scheduled Reviews & Reporting. Pavement changes over time, so we revisit each property on the program's schedule, reassess condition, and adjust the plan as needed. You stay informed about what was done and what is coming, and we keep every property on a consistent standard. Because we are local, licensed, and insured, we respond quickly when something comes up between scheduled visits.

Asphalt Maintenance Programs FAQs