As owner of an apartment complex, you know the drill…your to-do list is a mile long. There are leaky faucets to repair, noisy HVAC units aggravating residents, that one flickering hallway light that seems to keep malfunctioning after several fixes.

But let’s talk one issue that rarely makes it to the top of the list, until someone gets angry or falls. The parking lot.

Your apartment complex parking lot is an extremely important stretch of pavement. It is literally the first and last thing residents see every day. It is the first thing that prospective residents see as well. When your apartment parking lot is in need of repair, it shows fading, cracking, or even potholes. The quiet non-verbal communication residents and prospects perceive from the apartment complex can be … We don’t really see you … and … we don’t really care that much to make this better.

That is definitely not the message you want to send. So consider making improvements in your parking lot as well. When you as a business, start looking for a company to pave, repave or restripe your parking lot, make sure that you look deeper than price per square foot.

From a human, realistic perspective, these are factors that matter:

1. Safety That Doesn’t Need a Lawyer’s Letter Think about those jagged cracks on your parking lot that swallows a baby’s stroller wheel? Or the faded handicap spot that’s barely visible after sunset? A good paving contractor helps you discover what problems need to be addressed. It is important to address drainage, conduct measuring of slopes and be certain that water would not pool into a mini swimming pool in the summer or a tiny ice rink during the cold of winter. You will want to make sure the parking space lines are repainted lines so brightly, that even at 9 PM, your resident’s visiting grandmother knows exactly where to park.

 Remember, your parking lot is so important because, failure to attend to it means that slips, falls, or “my car got damaged in that pothole” means another angry call to your management office. It also could mean a bad online review, a negative and viral social media post, or worse, a liability claim. A great paving company can help you avoid these issues or help mitigate the risks of these or other problematic issues occurring.

2. Quality and Durability That Saves Your Management Office From That “Angry Phone Call” Next Year Here’s the part that saves your nerves and your sanity: the base layer. A quality, client-oriented paving company won’t just slap down a fresh coat of sealcoat on top of a crumbling mess. There are certainly those who will. Avoid those companies. A great company will be honest with you up front. “I know this may cost more, but if you want this done right, your parking lot needs a full dig-out. However, if you get it done right this time, instead of having to call me out for another repair next year, you won’t need to call me again for ten years.”

Look for a company that will value quality, integrity and your budget over their next invoice. When you’re a business, especially an apartment complex, managing multiple properties, you do not need a parking lot crisis every rainy season. A great paving company will help you have peace of mind.

3. Respect for People’s Time and Their Sleep Everyone knows, construction noise at 6am is not favorable. A great paving company understands that your apartment complex is not just your business, it is largely your resident’s home.  The company should speak with you about “phasing”. This is a process of closing off ten spaces at a time instead of one hundred.  They will also work with you to send your residents a notice, similar to this:  “Hello, our amazing residents! We have a treat for you, we are working on upgrading our parking lot. We will be working Tuesday and Wednesday, and we’ve saved spots for you near your building.”

This is not just logistical planning, it is compassion, consideration and care. This communicates to your residents a positive message, one you want them to notice.

4. Durability That Saves You From “The Call” Next Year You definitely want to mitigate risks as an apartment complex owner / manager. Consider the base layer of your parking lot. A compassionate paving company won’t just slap down a fresh coat of sealcoat on top of a crumbling mess. There are certainly companies who do that and they are the ones you want to avoid. A great paving company will be integral with you. They will let you know up front … “Hey, this parking lot quote will need a full dig-out. It’ll cost more now, but you won’t have to call me again for another ten years.”

A great paving company will value quality, your budget and your needs over their next quick invoice. When you’re a corporation managing multiple properties, you don’t need a new crisis every rainy season. You need peace of mind.

5. A Clean Exit (So You Look Like the Good Guy) Imagine this: the job is done. No loose gravel tracked into hallways. No cones left behind for three weeks. No orange spray paint on the curbs. Instead, the new lot is so clean and crisp that residents actually text you: “Wow, the parking lot looks amazing. Thanks for caring.”

That’s the hidden ROI of a great paving company. They make you look like the hero. And in a business where retention is everything, that kind of goodwill is worth more than any discount.

Here are a few more tips to consider when choosing a paving company:

 When you’re vetting contractors, don’t just ask for bids. Ask these quiet, human questions:

➡️Will you help us communicate the project work with our residents? Are we able to approve the message first?
➡️Do you have any other apartment complex parking lots that you have done? May we see photos of the work?
➡️What do you offer that other paving companies do not?

The right paving company for you will not be bothered by these questions. They will, in fact, be glad you asked.

The bottom line. As an apartment complex, your parking lot needs attention. Your parking lot needs to be paved in a way that meets codes, can handle all types of weather, gives your property a quality, beautifully aesthetic appearance and, it should fit your budget. Realistically, your parking lot creation and maintenance is an investment in far less headaches, much happier residents, and a property that feels great and shows you care.

Even the gesture of a parking lot repair communicates to residents that they are “seen”. When residents feel seen, they subconsciously are happier to stay longer as a tenant on your property. It also can be an incentive to help them pay their rent on time, and lastly, many will complain a little less.

Less drama, smooth parking, can make an apartment manager and property owner’s life, a little bit easier.

Looking for a paving partner who actually listens? Give us a call about your complex’s needs. No hard sell, just a chat. Call us at 205-540-6607.