We provide HOA and condominium associations in Sarasota with measured bid packages, phased schedules that keep residents moving, and a single point of contact for paver cleaning, sealing, repair and installation across common areas. We are a licensed, bonded and insured Florida LLC and provide certificates for association files.
Property managers and board members are not buying pavers. They are buying a project that does not generate complaints, does not create a liability exposure, and can be defended in a meeting.
That means the documentation matters as much as the workmanship. A proposal a manager can drop into a board packet, a phasing plan residents can understand, and a scope that separates maintenance from repair so the reserve conversation is clear.
What should a bid package for an association actually contain?
Measured square footage broken out by area, not a single lump number for the property. Boards need to see the entry drive separately from the pool deck separately from the building walks, because that is how they think about priorities and budget.
A defined scope for each area. Cleaning, re sanding, sealing, and any repair work, priced separately so maintenance and repair are distinguishable. That distinction matters for reserve accounting and it matters for the discussion in the room.
A phasing plan with dates, a notice plan for residents, current insurance and licensing certificates, and the warranty terms in writing. When all of that arrives with the proposal, the manager does not have to chase anything before the meeting.
| Common area | Typical condition issue | Usual scope | Access consideration |
|---|---|---|---|
| Entry drive | Traffic staining, empty joints | Clean, re sand, seal | Split lengthwise, never fully closed |
| Guest parking | Oil staining, settled areas | Clean, repair, seal | Redirect to alternate spaces with notice |
| Building walkways | Shade algae, trip hazards | Deep clean, reset units, seal with traction | Every unit keeps a route to their door |
| Pool deck | Splash out, film, slip risk | Clean, re sand, seal with traction additive | Half the deck at a time where possible |
| Mail and kiosk areas | Concentrated foot traffic wear | Clean, re sand, seal | Short closures, high notice value |
| Amenity patios | Staining, furniture wear | Clean, seal | Schedule around events on the calendar |
How do you handle board presentations and approvals?
We build the proposal so it can be presented without translation. Clear areas, clear numbers, clear schedule, and photographs of the current condition of each area so board members who have not walked the property can see what is being discussed.
Boards frequently ask what happens if they defer. We will tell you honestly. Some deferrals are fine for a season. Others turn maintenance into restoration, which costs meaningfully more per square foot, and a board deserves to know which category each area is in.
Where a board wants to phase across budget years, we can structure the scope so the highest priority areas go first and the rest is planned rather than forgotten.
How do you keep residents from being disrupted?
By phasing every area and by over communicating. Entry drives are split so nobody is blocked in. Building walks are worked so every unit keeps a route to their door. Amenity areas like the pool deck are done in halves where the layout allows.
We supply the notice content and the schedule so management can distribute it through whatever channel residents actually read. One notice a week before and one the day before prevents most of the friction.
Emergency access and service access stay open at all times, and that is planned into the sequence rather than handled on the fly.
What we deliver to a property manager before any work is scheduled
- Measured square footage broken out area by area
- Photographs of current condition for each area in the scope
- Maintenance scope and repair scope priced separately
- A phasing plan with dates and what closes when
- Draft resident notice content ready to distribute
- Current Florida license, bond and insurance certificates
- Written warranty terms including our three year sealing warranty
- A single named point of contact for the duration of the project
What are the liability considerations with association hardscape?
Slip and trip exposure is the practical one. Biological film on shaded walkways between buildings is genuinely slick when wet, and it grows fastest exactly where residents walk. Settled pavers and units with no joint sand create trip hazards on the same routes.
Cleaning and sealing addresses the film and hardens the joint sand so units stay put. Where a surface warrants it, traction additive in the sealer is worth specifying, particularly around pool decks and on ramps.
Documenting condition before and after is useful for the association independently of the work itself. We photograph areas during the walkthrough as part of the proposal.
Can one company handle everything in the common areas?
That is the point of using us. Paver cleaning, re sanding, sealing, repair and installation, concrete cleaning and sealing, asphalt paving and repair, pressure washing, roof cleaning and pool cage cleaning are all things we do.
For a manager that means one contact, one schedule, one insurance certificate on file and one invoice stream instead of coordinating several trades who each want their own window on the property.
It also means the phasing works, because a single company sequencing all the work on a property avoids the situation where one vendor undoes another vendor's finished area.
How large a property can you handle?
We clean and seal up to 20,000 square feet of pavers per day, which is what makes large associations schedulable rather than open ended. Our crews are our own trained employees rather than subcontractors, so capacity is not dependent on who we can find that week.
We have been doing commercial work for over twelve years, and association work is the largest part of that. Entry drives, guest parking, mail areas, pool decks, amenity patios and building walks.
We serve Sarasota, Bradenton, Venice, Lakewood Ranch and the surrounding communities. Call 941-266-5284 and we will walk the property and put together a package your board can act on.
