HOA paving,
planned like the asset it is.

An HOA street built right lasts 25–35 years — but only with staged care: sealcoat around years 3–5 and every 3–4 after, crack-seal every cycle, targeted patching in the teens, an overlay somewhere in years 15–25. Skipped cycles don't save money; they move it: the association that defers $40k of sealcoating routinely buys a $400k reconstruction a decade early. Reserve studies should show this curve — many are rubber-stamped without a pavement pro ever walking the streets.

Not picking asphalt specs — picking process. Get a condition walk every few years (we do them as part of estimates), keep a simple street-by-street log, phase the work so the budget breathes (a third of the community per year beats one giant special assessment), and put quotes on the same spec so bids compare on substance. The written section spec is the board's protection against both cheap bids and gold-plating.

Paving days live or die on notices: 72-hour and day-before notices, tow coordination that's firm but humane, phased sections so nobody's trapped, and a real human's phone number on the flyer. We've run enough communities to know the complaint volume tracks the communication quality, not the asphalt.

Valley HOA numbers, planning-grade: sealcoat + crack-seal cycles around $0.20–$0.35/sq ft; overlays $3–$6/sq ft; full reconstruction $7–$14/sq ft. A community that spends the small numbers on schedule rarely meets the big ones off-schedule.