Few property management decisions carry as much long-term weight, and as much strata board scrutiny, as a parking lot paving project. Between budgeting, phasing around tenants and residents, and choosing the right material for the job, getting it right the first time matters far more than it does for a residential driveway.
This guide breaks down what property managers and strata councils across the Lower Mainland actually need to know before starting a commercial paving project, from material selection to contract structure.
Why Commercial Paving Decisions Are Different
A residential driveway serves one household with light, predictable traffic. A commercial ing lot serves dozens or hundreds of vehicles daily, often including delivery trucks, and has to hold up under constant use while staying visually presentable for tenants, residents, and visitors. Add in strata approval processes, reserve fund budgeting, and the need to minimize disruption to residents or businesses during the work, and commercial paving becomes a genuinely different kind of project than anything at the residential scale.
For property managers, the goal isn’t just a smooth surface. It’s a surface that holds up to heavy use, drains properly, meets accessibility requirements, and fits within a budget that has usually already been debated at a strata meeting or board review.
Asphalt or Concrete: Choosing the Right Material
The asphalt versus concrete decision comes down to a handful of practical factors, most of which have real budget and maintenance implications over the life of the surface.
| Factor | Asphalt | Concrete |
|---|---|---|
| Upfront cost | Generally lower initial investment | Higher upfront cost |
| Lifespan | 15 to 20 years with proper maintenance | 25 to 30+ years with proper maintenance |
| Maintenance | Requires periodic sealcoating and crack repair | Lower ongoing maintenance, but repairs are more involved |
| Installation time | Faster installation, less disruption | Longer cure time before use |
| Climate performance | Flexible, handles freeze-thaw cycles well | Can crack under freeze-thaw without proper joints and drainage |
| Appearance | Uniform dark finish, requires reapplication over time | Holds appearance longer, more design flexibility |
For most commercial lots in the Lower Mainland, asphalt remains the more common choice due to lower upfront cost and faster installation, both of which matter when minimizing disruption to tenants and residents is part of the project scope. Concrete tends to make more sense for smaller, high-traffic areas like loading zones or entrances, where its longer lifespan offsets the higher initial cost.
Budgeting for a Commercial Paving Project
Strata councils and property managers typically need to plan for a few distinct cost categories beyond the paving itself: site preparation and grading, drainage improvements if the existing lot has pooling issues, line striping and accessibility markings, and any curb or landscaping work tied to the project. Getting a detailed, itemized quote upfront, rather than a single lump sum, makes it much easier to present the project clearly to a strata board or ownership group for approval.
An accurate quote also depends on the contractor actually walking the site and understanding current drainage, traffic patterns, and any existing damage, rather than estimating from photos alone. If you are preparing a project for board review, requesting a free estimate with a site visit included gives you real numbers to work with rather than rough guesses.
Planning and Phasing Around Tenants and Residents
One of the biggest differences between residential and commercial paving is the need to minimize disruption while the work is happening. A well-planned project accounts for phasing the lot in sections so parking remains partially available, scheduling work during lower-traffic periods when possible, and giving tenants and residents clear advance notice of closures and timelines. A contractor who has handled strata and commercial properties before will typically build this kind of planning into the proposal from the start, rather than leaving it for property managers to figure out on their own.
What to Look for in a Commercial Paving Contract
A strong commercial paving contract should spell out the scope of work in detail, including site prep, materials, and any drainage or grading work involved. It should include a clear timeline with milestones, not just a vague start and end date, along with a written warranty covering both materials and workmanship. For strata properties in particular, a contractor experienced with strata approval processes and board presentations can make the entire process significantly smoother, since they understand the documentation and communication strata councils typically expect.
Why Experience Matters for Commercial and Strata Projects
Bortolo and Sons has served the Lower Mainland for more than 50 years as a family owned and operated asphalt and concrete paving contractor, working across residential, commercial, and industrial properties throughout Burnaby and the surrounding region. That depth of experience matters most on commercial and strata projects, where phasing, budgeting, and long-term durability all need to align.
You can review the full scope of our commercial paving services to see how we approach parking lots, loading areas, and other commercial surfaces from start to finish.
Frequently Asked Questions
How long does a commercial parking lot repaving project typically take? Timelines vary based on lot size and scope, but most projects range from a few days to a couple of weeks, especially when phased to keep sections of the lot available throughout.
Should our strata get multiple quotes before approving a paving project? Yes. Multiple detailed, itemized quotes give the strata board a clearer picture of scope and pricing differences, which supports a more informed decision at the board or ownership level.
How often does a commercial asphalt lot need resealing? Most asphalt lots benefit from sealcoating every two to three years, depending on traffic volume and climate exposure, to protect against cracking and water damage.
Can paving work be phased to avoid closing the entire lot at once? In most cases, yes. Phasing the project in sections is a common approach for commercial and strata properties that need to maintain some level of parking availability throughout construction.
If your property is due for a parking lot assessment or repaving project, our team can walk the site and provide a detailed, itemized quote suited to strata or commercial budgeting needs. Request a free estimate to get started, or read what other Lower Mainland property owners have said about working with us on our testimonials page.