Property managers and HOAs · Based in Eau Claire
Asphalt Contractor for Property Managers and HOAs in Northwestern Wisconsin
Sealcoating, crack sealing, asphalt repair and striping on the lots you're responsible for, across northwestern Wisconsin. Walked, itemized and priced together, lot by lot.
Every Lot on Your List, Priced Together
You have four or five properties, a lot at each one aging at its own rate, and no interest in coordinating a sealing company, a striping crew, a patching outfit and somebody for the sunken drain on a single address.
We bid all of it together. You get one walk-through, one scope, and a number that's fixed before anything starts. If part of a lot doesn't need the expensive answer this year, the bid says so, because the fastest way to lose a property management account is to sell it something it did not need. See the full maintenance program
What You Get When You Ask Us for a Bid
The part of this nobody enjoys isn't the work. It's not knowing whether the number in front of you is the real one, or whether the same lot will need another number in eighteen months.
The bid is free and fixed, which is what a board or an owner is actually asking you for.
- We come and walk the lot, and measure it rather than estimate it off a map
- You get told which areas are sound enough to seal and which need repair first
- If it can wait a season, that's what the bid says
- The scope is itemized, so it can go straight into a budget line
- The number you approve is the number you pay
- Sealcoating, crack sealing, repair, striping, catch basins and concrete, priced together
Time Your Bids to Your Budget Cycle
The reason parking lot budget planning goes wrong is almost never the price. It's that the number arrives after the budget is already drafted, so the lot waits a year and the repair gets bigger.
| Where you're in the year | What is happening |
|---|---|
| July and August | Budget prep starts |
| September and October | Drafts get built |
| November and December | Approval |
Which puts the useful sequence in plain order: the lots walked and the scope set over the summer, a measured number on the line in the fall draft, and the work booked as soon as it's approved. A bid that arrives in November is a bid for the year after.
The other half of the calendar is the weather. Sealer needs pavement above 50 degrees and holding there overnight, and by NOAA's normals only June, July and August average above that overnight in Eau Claire. A budget approved in December is booking into a three month season that every other lot in the valley is booking into as well.
Crack sealing runs on a different clock. Eau Claire pavement crosses freezing about 90 times a year by the same climate normals, and the worst of it's March and November, when every open crack takes water into the base and pries it apart. Filling open cracks before November is cheaper than anything else you'll buy for that lot this year. How crack sealing works
Services for Managed Properties
What a managed lot cycles through, from apartment complex parking lot sealcoating to the drain that has been sinking since before you took the property on.
Sealcoating
Every two to three years in northwestern Wisconsin. Pitch Black asphalt emulsion, no coal tar, which answers most management specs before they are asked.
Crack Sealing
Hot rubber at 400 degrees, so it stays flexible through the freeze instead of popping out in spring.
Asphalt Repair
The potholes tenants call you about. Failed areas get cut out and rebuilt rather than skinned over so they come back next year.
Striping
Restripes, new layouts, accessible stalls and access aisles, fire lanes and arrows. Measured before anything is painted. Running tracks too.
Catch Basin Repair
The dip that ponds, ices over in January and turns into a trip hazard. The collar gets rebuilt and brought back to grade.
Concrete
Curb and gutter, dumpster pads, loading dock aprons and flatwork, on the same bid as the asphalt rather than a second contractor.
Accessible Stalls
Most of a parking lot's striping is about traffic flow and getting one more row of cars in. The accessible stalls are different. They have defined dimensions, a marked access aisle beside them and signage, and when they fade past legibility that's an exposure rather than an eyesore.
It's also the cheapest thing on any property manager's compliance list to fix, and it comes up on its own the day a lot gets sealed, because sealer covers the existing lines. Anything we seal gets restriped afterward, and when the lines go back down we mark accessible stalls, access aisles and symbols to the required dimensions and can advise on stall counts and signage.
We're a paving contractor rather than a compliance consultant, so for a formal audit you want a specialist. For getting the markings right, we do this constantly. Parking lot striping
Working Around Tenants and Customers
The number that decides everything on an occupied property is the cure time. Sealed asphalt takes about 24 hours before a car goes back on it and 48 before anything heavy, or before wheels turn while stopped, which is what scuffs fresh sealer. It moves with the temperature and humidity on the day, so you get the real figure on the day rather than a promise made in August.
On a lot that can't lose its parking, where those hours come from is part of what the estimate has to work out. Tell us which hours and which areas you can't lose and it gets priced with that in it, rather than discovered on the morning the trucks arrive.
What Business Customers Say
Some of the reviews on our public profiles were written by businesses, one of them by a property management company.
“We've had Black Widow Sealcoating do multiple projects... very prompt on bidding, not the cheapest, but definitely the best.”
“Grant and his team came and got the job done in a timely manner and kept good communication the whole time. Being a business owner this helped a lot to keep customers coming in as usual. Highly recommended.”
When should I get bids for next year's parking lot budget?
Does restriping our lot bring the accessible stalls up to date?
How long is the lot out of service after sealcoating?
Our management company's spec says no coal tar. Is that a problem?
Can you look at more than one property at a time?
How often does a parking lot need sealcoating?
Other Kinds of Lot We Work On
Schools, churches and municipal lots
Big lots, a budget adopted once a year and a short window to do the work in. School and municipal lots
Retail, industrial and self-storage
The lot is the front door, and it's also where the trucks turn. Retail and industrial lots
The whole maintenance program
Everything that keeps pavement safe and presentable between paving and repaving. Parking lot maintenance in Eau Claire
Content reviewed August 2026.
Get a Free Estimate
Tell us about the properties. We'll come walk them, measure them, and give you a price, fixed before work starts, and a note against the areas that can wait until next year.
(715) 450-9897Or send the form and we'll call you back.
- How many properties, and roughly how big the lots are
- Whether striping is included, and if any accessible stalls are faded
- Which budget year the number needs to land in