Pavement programs · HOA · campus · municipal · Hexton & the fairgrounds belt · est. 2004
Budgeted in April. Reconciled in October. To the ton.
Tollgate runs pavement as a program, not an emergency: a condition walk every spring, scheduled work across the season, and one reconciled invoice in the fall with the plant tickets stapled behind it. Every figure on this page came off a property’s closeout.
Services
The program trades
01
Lot & street overlays — $130–148 / t in place
Bid per ton against the condition walk: milled, tacked at 0.06 gal / sy, and relaid in a 31% RAP mix with curb protection and the sweeper behind. Tons cannot be rounded in anybody’s favour — the plant weighs them.
02
Infrared fleet program — from $2.95 / sq ft
An annual contract that reheats and blends defects before they crack through: the top two inches reworked, no seams, no scars, and every defect logged to the property map so the next year’s walk starts from evidence.
03
Seal & stripe cycles — $0.90 / sq ft + $0.76 / lin ft
Lots routed, sealed in two squeegee coats and restriped with beaded 4-in lines on a three- or four-season rotation. The program calendar decides the year; nobody waits for a complaint.
04
Network crack routing — $2.45 / lin ft
Whole-property crack surveys every second year, routed to a half inch and hot-filled recessed. Catching the crack network young is the cheapest pavement dollar a board ever spends.
05
Full-depth rebuilds — $2.80–3.35 / sq ft
Where the cores say the base is gone: failed section out, aggregate re-compacted, 4-in two-lift section back. The condition walk predicts these two years out, so the special assessment is never a surprise.
The Season Pass
One property, one year: the condition walk, the crack routing, the infrared pass and the closeout report. For drives, small courts and the single-lot landlord — the program discipline at driveway scale.
The Three-Year Program
Rotation paving at its working size: a third of the property overlaid or sealed each year, every asset walked each spring, and a budget line that moves less than the weather does. Where most of the belt’s associations live.
The Five-Year Capital Plan
Cored, modelled and reserved: the rebuilds the deterioration curve says are coming, funded across five budget years instead of arriving as one emergency. For campuses, townships and any board that would rather vote than react.
2025 — 2026
Program work, on the ground
Six properties off last season’s schedules. Each photograph has a closeout behind it with the same property number in the corner.
How it goes
The program year
The same sequence on every job — the only variable is your project.
April
The condition walk
Every asset walked and scored, cores pulled where the score argues, and the deterioration curve updated from last year’s evidence. The walk is the program; everything after it is scheduling.
May
Budget & board
The work plan goes to the board with tonnage, square footage and the three-year trajectory — priced from the same sheet this page prints. Approval signs a number that will survive October.
June–August
Rotation work
Overlays and infrared by property rotation, phased so no lot fully closes, each job ticketed at the plant with the property’s name and reconciled the week it finishes.
September
Seal & stripe
The cycle properties get routed, sealed and restriped while the nights are still long enough for cure — beads down before the first frost, lines read before the first snowfall.
October
Reconcile & report
One invoice per property, ton for ton against the plan, with the plant tickets behind it and next spring’s walk already booked. The report is the boring document the whole program exists to produce.
The reconciliation band
What program paving looks like when it comes back from the plant and the calendar.
Our association used to fight about asphalt every single year — one emergency patch assessment after another. Tollgate’s three-year program put the whole fight on a schedule: walk in April, board vote in May, work in July, one reconciled invoice in October. The 2027 line item was approved in 2024. That is what peace looks like for an HOA.
The closeout is the product. Plant tickets against the takeoff, density readings on a grid, the defect map updated for next year — my controller calls it the only paving invoice he files without reading. Eight seasons, two properties, one variance, and it was in our favour.
Asked at the May meeting
Board questions
The four that come up in every program presentation. If yours is not here, the estimating desk answers its own line inside a working day — and sends the last closeout it answered it from.
How can the October invoice match the April budget?
Because the April number is built from the condition walk, not from hope: tonnage against the deterioration curve, cores where the curve argues, and a contingency line printed on the plan rather than hidden in the unit price. The variance ceiling across the program is ±0.7%, and half of that is weather rebooking, priced in the open.
What does the RAP content do to our pavement?
It makes it cheaper without making it worse. Thirty-one percent of the average mix is reclaimed asphalt — milled pavement crushed and re-blended at the plant, testing at or above virgin designs on the grades we buy. The batch ticket prints the percentage every load, and the closeout files the tickets.
Can residents keep parking during rotation work?
Yes — that is what phasing means. The plan splits the property into phases that hold traffic while their neighbours are rebuilt, notices go out with dates per phase, and the striping plan tells everybody where to park every morning of the job. A closed lot is a scheduling failure, and the schedule is the program.
What happens when a core finds a failed base mid-season?
The map updates, the plan absorbs it. The three-year rotation exists precisely so a failed section moves to the rebuild year instead of triggering an emergency assessment — and if it cannot wait, the contingency line printed on the April plan is what pays for it, not a second invoice.
Condition walks run the last two weeks of April · (555) 045-2278 · programs@tollgateasphalt.example
Put your pavement on the program
Property size, asset list if you have one, and the budget cycle it answers to. The walk scores every surface, the plan prices the tonnage, and the October invoice reconciles against both. programs@tollgateasphalt.example