Last updated: April 2026 · By L’Équipe Marcil inc, Sherrington (Quebec)
Case study summary: In 2024, a 48-unit condominium in La Prairie entrusted us with a three-year asphalt maintenance program for its 1,800 m² shared parking lot. Here are the measured results, the method, the challenges encountered, and the lessons learned after two complete seasons of work. (Condominium name anonymized at the board’s request.)
Starting Context
The condominium was in a situation typical of what we regularly see on the South Shore of Montreal: a parking lot laid in 2008 during construction, never maintained for 16 years, and arriving at an advanced state of deterioration. The board of directors was seriously considering a full repaving, with an estimated budget of $75,000–$85,000 and a 5–6 day closure impact for residents.
Our initial inspection revealed:
- Approximately 720 linear ft of active cracks, with 40% exceeding 8 mm in width
- 11 potholes of various sizes, including 3 exceeding 0.5 m² in area
- 2 alligator cracking zones totalling approximately 8 m² in the main travel lanes
- Faulty drainage near a catch basin that had been blocked for several years
- Crumbling curbs over approximately 25 linear metres, the result of aggressive snow removal
The subgrade remained structurally sound, which ruled out the need for full repaving despite the deteriorated appearance of the surface. Our recommendation to the board: an intensive 3-year maintenance program to restore the parking lot to a healthy condition, followed by less costly routine upkeep going forward.
The 3-Year Action Plan
Year 1 (Spring 2024): Intensive Catch-Up
- Unclogging and cleaning of the stormwater catch basin
- Reconstruction of the 8 m² alligator cracking area by excavation and replacement with hot mix HL3
- Patching of all 11 potholes with hot mix asphalt
- Full sealing of the 720 linear ft of cracks with hot-applied Crafco 522
- Partial curb repair using a specialized bitumen-polymer product
- Complete line painting of the parking lot (48 stalls + arrows + accessible parking zones)
Year 1 cost: $14,200 + taxes
Year 2 (Spring 2025): Stabilizing Maintenance
- Full inspection with report to the board
- Sealing of the 180 linear ft of new cracks that appeared (far fewer than the first year — a sign that water is no longer infiltrating)
- Patching of 2 small potholes located at concrete-asphalt joints
- Touch-up of curbs repaired the previous year
Year 2 cost: $2,850 + taxes
Year 3 (Spring 2026): Optimal Upkeep
- Full inspection
- Sealing of the 95 linear ft of new cracks (even fewer than the previous year)
- No potholes to repair
- Partial line painting refresh
Year 3 cost: $1,950 + taxes
The Measured Results
| Metric | Year 1 | Year 2 | Year 3 |
|---|---|---|---|
| New cracks appeared (linear ft) | 720 | 180 | 95 |
| New potholes | 11 (existing) | 2 | 0 |
| Alligator cracking (m²) | 8 (reconstructed) | 0 | 0 |
| Intervention cost | $14,200 | $2,850 | $1,950 |
Total cost over 3 years: $19,000 + taxes
Compare this to the full repaving scenario originally considered: $75,000–$85,000 + parking lot closure for 5–6 days + significant disruption for 48 resident families. The real savings for the condominium board amount to $56,000 to $66,000, or roughly $1,200–$1,400 per condominium owner.
The Challenges Encountered (and How We Handled Them)
Challenge 1: Convincing the Board of Directors
The board was initially skeptical. A competing firm had recommended full repaving, presenting the visual condition of the pavement as unrecoverable. We had to present several documents to the board: comparative photographs from similar projects, 10-year cost analyses, and a technical assessment confirming that the subgrade remained sound (the true variable that determines whether a parking lot is salvageable or not). After two meetings, the board accepted our proposal.
Challenge 2: Minimizing Impact on Residents
The parking lot is essential for 48 families. We could not close more than 12 stalls simultaneously. We organized the Year 1 work in 4 single-day phases, treating sections of 12 stalls at a time and rotating the blocked zones. Each phase was communicated to residents 2 weeks in advance with notices posted in the building entrances.
Challenge 3: Scepticism in Year 2
When the Year 2 invoice came in at $2,850 instead of the $14,200 from Year 1, some condominium owners suspected we had “cut corners” on the work or overcharged in Year 1. The board had to explain at the annual general meeting why this decrease was expected and positive: it is proof that preventive maintenance works.
Key Takeaways
Takeaway 1: A “Deteriorated” Pavement Is Not Necessarily a “Lost” One
The difference between a salvageable surface and one that truly requires full repaving lies in the subgrade, not the visible surface. An inspection by a qualified professional can often save tens of thousands of dollars.
Takeaway 2: The Rate of Intervention Decreases Quickly Over Time
On this condominium, Year 1 cost $14,200 (catch-up). Year 2 dropped to $2,850. Year 3 to $1,950. This is not an exception — it is the rule. A pavement that is regularly sealed becomes progressively easier and less expensive to maintain.
Takeaway 3: Communication with Residents Is Just as Important as the Technical Work
Half of our work with condominium boards involves documenting and communicating. Photographic reports, written explanations, budget projections — all of this is necessary so the board can defend its decisions before condominium owners.
Conclusion and Outlook for 2027
After 3 years of intensive programming, the condominium is now in routine maintenance mode. Our forecast for 2027–2029 is approximately $1,500 to $2,500 per year, including inspections and spot sealing. The parking lot should remain functional without major intervention for at least 10 additional years — a total horizon of 13–15 years from the start of our work.
For a condominium board considering a similar program, our experience suggests three prerequisites: an honest diagnostic inspection that evaluates the subgrade, a realistic financial plan over 3–5 years, and a board of directors prepared to defend the program to skeptical condominium owners.
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