One of the biggest challenges facing property managers and board members of homeowner’s associations is how to best maintain and repair the asphalt and concrete pavement in their community(s). What may seem like only aesthetic maintenance can quickly turn into costly infrastructure repairs. Have you ever found yourself faced with:

• Awarding a contract to the lowest bidder, only to discover that the lowest price isn’t always the lowest cost?
• Confused by the proposed proposals and not confident you know what you will be getting.
• Fighting with a contractor over warranty issues to get a problem resolved once the project is complete.

Well, our team at Black Diamond has not only worked with communities who have experienced this, but with our 27 years of experience in the industry we have helped property managers and board members resolve some of these issues. Our understanding of providing clear, easy to understand proposals, along with industry experts to guide your team every step of the way, has allowed us to develop our Diamond Standard system. We use this on every job, large and small.

The current system many contactors use has several flaws, including:

• Contractors don’t know or bother to ask what the HOA’s reserves are before recommending maintenance and/or repair options.
• The proposal process doesn’t result in comparative scopes of work, and that prevents board members from accurately evaluating competing proposals.
• Contractor proposals often don’t clearly outline the project, the impact that project will have on the community, or the result of what the final product will look like once work is completed.
• HOA boards don’t require or even include clear and consistent construction specifications a contractor must follow—the result being techniques that are not “best practices” and use of materials which are below par.
• Front-end investigation such as core sampling or ambiguous language with the terms “variable thickness” or no depth at all lead to costly change orders and no contractor accountability.

To avoid these flaws, implement reliable pavement management solutions, and give yourself the opportunity for far greater input on your project from start to finish, let Black Diamond show you the Diamond Standard difference with our 4-step plan!

1. SET GOALS & UNDERSTAND BUDGETS – Our team will meet with the board to discuss project goals and review the allotted reserves. This will give our team insight as to what’s possible based on budget. This will also allow us to help align your project goals with your budget, it will also give us the ability to set up a phased approach if needed from the start.
2. CONDUCT AN ONSITE PAVEMENT ASSESSMENT – Once project goals are determined within the parameters of the reserves an onsite assessment of asphalt and concrete pavement is conducted. Here is where we will use PASER ratings and life cycle charts to properly document the condition of the pavement and finalize goals and budgets for the project.
3. SET SCOPE AND SPECIFICATIONS TO DRIVE ROI – Next our team will establish specific scope and specifications for the project. This will allow our team to present you with a proper bid package that can give you the confidence of knowing exactly what needs to be done and falling within your budget from the start.
4. CREATE A PLAN TO MANAGE THE WORK – Once the bid is accepted our team sets up a plan to manage the work. This allows our team to get everything we need to get done on time and with the least amount of disruption for the community. This plan includes a clear, color-coded map of the property, work areas, dates and times of closings, a contact name and phone number for the project, a detailed description of what to expect during the project and tips to help the community best navigate the upcoming project. All of this will be sent to the residents and takes the burden off the property manager, which gives the community direct access to the team performing the job.

For more information, check out our Diamond Standard page on our website.

The Similarities and Differences Between Slurry Coat and Seal Coat

Properly maintaining the pavement in your community or commercial parking lot not only extends the life of your investment, but it saves you money in the long run. However, knowing the right maintenance option for your pavement may be challenging because each surface is different. Two maintenance options often thought to be the same at times are slurry seal and sealcoating. While both options provide a protective layer to the top of your pavement, they vary in many ways. It is also sometimes interpreted that slurry seal is the “cure all” for pavement issues, but this is not always the case. Take a deep dive into these two important pavement maintenance terms below to understand the key differences between these two maintenance techniques so you can make an informed decision on what is best for your property.

What is Sealcoating?

Sealcoating is a protective coating applied to the asphalt pavement’s surface. It is a liquid mixture of asphalt emulsion, water, mineral fillers, and various additives squeegeed or sprayed onto the pavement’s surface. Sealcoating provides a barrier against water, UV rays, and chemicals that can damage the pavement over time, reducing its effective lifespan. It also enhances the appearance of the pavement, giving it a uniform, black color. Here are a couple of pros and cons of sealcoating:

• Pros: 

• Cost-effective: Sealcoating is an affordable option to improve curb appeal and extend the life of your asphalt pavement. 
• Easy and Quick to Apply: Sealcoating can be applied quickly, and the pavement can be opened to traffic the following day.
• Enhances Pavement Appearance: Sealcoating gives pavement a fresh, new look. 
• Doesn’t Restrict Future Maintenance Options: Sealcoating can be paired with crack filling to help protect from water penetrating the asphalt and degrading its base layers. 
• Sealcoating can also be done multiple times throughout the lifetime of your pavement. 
• Multiple Uses: Used in both parking lots and on roadways.

• Cons: 

• Shorter lifespan: Sealcoating typically lasts three to five years, depending on the weather and traffic conditions and should be maintained regularly.
• Not Suitable for Severely Damaged Pavement: Sealcoating is not recommended for pavement surfaces that are severely cracked or have potholes. 

What is Slurry Seal?

Slurry seal is a mixture of fine crushed aggregate rock, asphalt, and water applied to the surface of asphalt pavement. This mixture creates a dense, durable surface that can withstand heavy traffic and weather conditions. Slurry seal is typically used for directional city roads and streets. Here are a couple of pros and cons to slurry seal: 

• Pros: 
  • Longer Lifespan: Slurry seal can extend the pavement lifespan by up to 10 years, provided it is not applied over asphalt with structural failures. 
  • Fills Minor Cracks: Slurry seal can fill minor cracks, preventing them from becoming larger and causing more extensive damage. 
  • Enhances Pavement Appearance: Slurry seal gives pavement a uniform appearance. 
• Cons: 
  • Higher Cost: Slurry sealing is more expensive than sealcoating. 
  • Extended Cleanup Process: Once slurry seal cures, you are required to have a street sweeper come in to remove loose rocks. Over time this product wears down and breaks into chunks. Many communities and property managers prefer not to have to deal with the continuous loose rock this can create. 
  • Limits Future Maintenance Options: Once you put down slurry seal you should only cover it with slurry seal, as other maintenance options will not correct any ongoing issues. This will limit your options in the future. 
  • Band-aid for Pavement Damage: Slurry seal appears to repair damage to the surface by covering it but doesn’t repair it.   
  • Restricted Usage: Not recommended for HOA roadways or parking lots where people make turns or short quick movements, as it causes the product to break up and become loose rock.  
  • Not Suitable for Severely Damaged Pavement: Slurry seal is not recommended for pavement surfaces that are severely cracked or have potholes. 

In summary, you can see why these terms may be used interchangeably, but after carefully looking through the pros and cons of both products, they both have their applicable uses, but are very different products. Parking lots and community roadways where people make a lot of turns and sharp movements should stick with sealcoating as it won’t break apart and produce the loose rock debris that slurry seal will cause. While slurry seal has its place in the industry, we think it’s extremely important to know the difference between the products and to keep in mind no one product is a “cure-all.” As you evaluate your pavement for future maintenance, consult with a pavement maintenance expert such as Black Diamond Paving & Concrete to ensure you are implementing the right maintenance options, at the right time for your property.

You may have noticed a small change to our logo and wondered what it means. We’re thrilled to announce that Black Diamond Paving & Concrete is expanding—we’ve joined forces with Atlantic Southern Paving! This is an exciting development for us…and for our clients, too. Here’s why:                    

National Paving Capabilities

Atlantic Southern Paving is a national family of companies, and becoming a part of their team was the best way for us to grow our footprint. Previously, we’d been operating in four states, and the vast majority of our presence was in California. But merging with ASP now allows us to offer service throughout the entire United States with our National Team and locally perform in 18 states. We have local offices in 8 of those states including FL, SC, NC, AL, MS, MO, TX, and CA.

ASP is a Florida-based company, started by Mickey Curry over 30 years ago and run by him and his two sons. In 2019, ASP partnered with Harbor Beach Capital, a private equity firm that invests in middle market companies. This partnership is what kicked off the growth of the ASP Family of Companies. While they have since acquired 9 companies to date, they have managed to maintain the amazing work environment and quality of work. With Black Diamond being one of those 9 acquisitions, we are proud to be part of a family of companies that share our values and vision for paving! Joining them was the perfect way for us to grow while staying true to who we are.

We’re Able to Self-Perform More Jobs Than Ever Before

As a contractor, you can approach projects in one of two ways: 

1. You can stay small and lean, then scale up for the big jobs by using subcontractors. 
2. You can “self-perform,” which means you do the whole job yourself. 

Option 2 allows for much more control over the quality of the work, and it means the client doesn’t have to pay marked-up prices for unknown subcontractors. Joining ASP allows us to self-perform projects in 18 states, ensuring our clients with properties outside of California will enjoy the efficiency and quality they’ve come to expect from Black Diamond Paving & Concrete.   

We Offer You a Single Point of Contact

Most paving projects have several moving parts and if you have to interact with a different person for each aspect of the project, that can waste a lot of time and energy. It also creates a significant risk that something might be lost in translation. But this new partnership allows us to do everything under the Black Diamond Paving/ASP banner. You’ll be given a single point of contact who knows your projects inside and out. That means you’ll realize all the benefits of working with a large team, but only have to deal with a single person.     

We Manage Interstate Complexity 

Are you a property management company, commercial real estate firm, retailer, or industrial company with a sprawling empire? We now have the scale and expertise to manage those massive projects across state lines. And we’ll bring our much-valued Diamond Standard Process to every single project, both large and small. If we’ve worked together on a California-based project, you can rest assured the convenience, comprehensiveness, and quality you’ve come to expect from Black Diamond Paving & Concrete will travel with us from state to state. 

Want to Learn More? Let’s Chat!

We’re proud to be a part of the Atlantic Southern Paving family and would love the opportunity to tell you more about them, our new relationship, and how it benefits you. Give us a call today to set up an in-depth presentation of our newly expanded capabilities.

(Hint: It’s Good)

2022 marks the 15th consecutive year Black Diamond Paving has been Diamond Certified. But while that Diamond Certification means everything inside of our industry, people are still learning about this honor outside of it. Having earned “Highest in Quality and Helpful Expertise” by Diamond Certified 15 times in a row is a huge deal…and we’ll tell you why.

What is “Diamond Certified?”

Let’s say your retail location is putting in a new parking lot. You know it’s a huge investment and want to make sure you get this project right. So, you start clicking around online, vetting a bunch of companies, and trying to find the perfect fit for your needs and budget. But that’s where it starts to get tricky. Every company sings their own praises. Wouldn’t it be nice to hear from an independent third party that has no stakes in the game? That’s where Diamond Certified comes in.

Diamond Certified vets these companies for you. They start by reaching out to former clients, walking them through a detailed survey, and scoring the results. Then they give their seal of approval to only the highest of all performers. 

To put it simply, the Diamond Certified rating goes to the best of the best. And we’re proud to say we’ve been a part of that elite group for 15 consecutive years. Since 2008, there has not been a single year when we’ve NOT been at the top!

The Diamond Certified Methodology

Reviews and testimonials can be great—and we’re extremely proud of ours. But you have to wonder if other companies are buying reviews or otherwise gaming the system. Diamond Certified has solved that problem, which is why their seal of approval is so prestigious. They survey a large, random sample of actual, real-life customers and keep the responses completely anonymous. So if you’re looking for an honest and accurate view of a company before you sign a contract with them, Diamond Certified gives you an unbiased sense of the big-picture. 

Diamond Certified by the Numbers

Diamond Certified looks at a ton of customer-satisfaction metrics. Then they honor the companies that score 90 or above out of a possible 100. In other words, they only vouch for the very best. 

How’d our numbers turn out? We’re glad you asked. 

• 98% of our customers said they’d work with us again. 
• 99% said we gave helpful expertise.
• Over half rated us a perfect 10 out of 10. 
• 100% of our moms said that we remembered to send a birthday card. 

Black Diamond’s Winning Recipe

Our customers are consistently satisfied because we put every single project through a consistent process. And it all starts with listening. We know every project is different, and before we get started we make sure to gain a full understanding of yours. After that, we assess your current situation and recommend a plan that maximizes your ROI. Finally, we come in and flat-out execute. 

It’s a process we call The Diamond Standard. It’s a process that has led to our decade-and-a-half-long streak as a Diamond Certified company. And it’s the same award-winning process we’ll use for you. 

Contact us today for the best service, quality, and helpful expertise in the paving and concrete industry!