How to Evaluate a Pavement Contractor

Evaluating a pavement contractor comes down to five things: proper insurance, a clear and documented process, quality materials, verifiable references, and a transparent proposal. A good contractor answers your questions directly, explains their methods, and provides a written scope of work with real numbers. A bad contractor is vague, pressures you to decide quickly, and cannot explain what is included in their quote. This guide walks you through exactly what to ask and what to look for.

Insurance and credentials

Before anything else, verify that the contractor carries adequate insurance. This is non-negotiable for commercial properties:

• General liability insurance. Covers property damage and bodily injury caused by the contractor's work. Ask for a certificate of insurance with your property listed as an additional insured.
• Workers' compensation. Covers injuries to the contractor's employees while on your property. Without it, you could be liable.
• Commercial auto insurance. Covers vehicles and equipment on your site.
• Adequate coverage limits. For commercial properties, look for at least $1 million in general liability coverage. Larger properties may require more.

Ask about their process

A professional contractor should be able to explain their process clearly and in detail. Ask:

• How do you prepare the surface? Look for: cleaning, oil spot treatment, crack sealing, vegetation control. See our sealcoating mistakes guide for what proper prep looks like.
• How many coats do you apply? Commercial lots should get two coats. One coat is insufficient.
• Do you seal cracks before sealcoating? The answer must be yes. See our sealcoating vs crack sealing guide.
• How do you handle phasing? If the lot must stay open, they should have a plan for sectioning it.
• What happens if it rains? They should monitor the forecast and reschedule if necessary.
• How long before the lot can reopen? They should give you a clear timeline. See our drying time guide.

Ask about their material

The quality of the material directly determines the lifespan of the work:

• Sealcoating: Ask what type of sealer they use (coal tar or asphalt emulsion) and whether they follow manufacturer mix specifications. A contractor who waters down the sealer to stretch coverage is cutting corners.
• Crack sealing: Ask whether they use hot-pour rubberized sealant (ASTM D6690) or cold-pour filler. Hot-pour is the standard for commercial work. See our comparison guide.
• Striping: Ask what type of paint they use and whether it is traffic-grade. See our striping guide.
• Asphalt repair: Ask whether they use hot mix or cold patch, and whether they saw-cut edges for permanent repairs. See our comparison guide.

References and track record

A contractor with a track record should be able to provide references from comparable properties. Ask for:

• References from properties similar to yours (similar size, type, and scope of work)
• Photos of completed work, before and after
• How long they have been working in the area
• Whether they have experience with your type of property (retail, multifamily, industrial, etc.)

Be cautious of contractors who have no references, no photos, or cannot tell you about similar projects they have completed.

Evaluate their proposal

A professional proposal should be detailed and specific. It should include:

• Scope of work: Exactly what services will be performed, in what order
• Materials: The type and grade of materials to be used
• Quantities: Square footage, linear feet of crack sealing, number of stalls, etc.
• Pricing: Itemized pricing for each service, not just a lump sum
• Timeline: When the work will be performed and how long it will take
• Phasing plan: If the lot must stay open, how it will be sectioned
• Exclusions: What is NOT included, so there are no surprises
• Terms: Payment terms, warranty, and change order process

For more on comparing proposals, see our questions guide and red flags guide.

Warranty and guarantees

Ask what warranty the contractor offers on their work:

• What is covered (material failure, application defects, etc.)?
• What is not covered (damage from traffic, weather, base failure, etc.)?
• How long is the warranty period?
• How are warranty claims handled?

A contractor who stands behind their work will offer a reasonable warranty. A contractor who offers no warranty or is vague about what is covered may not be confident in the quality of their work.

Communication and professionalism

How a contractor communicates before the job is a good indicator of how they will communicate during and after it:

• Do they return calls and emails promptly?
• Do they show up on time for the assessment?
• Do they provide a written proposal, or just a verbal quote?
• Do they answer your questions directly, or evade them?
• Do they pressure you to sign immediately?
• Do they explain their recommendations in terms you understand?

Contractor evaluation checklist

• Certificate of insurance provided (general liability and workers' comp)
• Written, itemized proposal with scope, materials, quantities, and pricing
• Clear explanation of their surface preparation process
• Two coats specified for sealcoating (not one)
• Crack sealing included before sealcoating (not optional)
• References from comparable properties
• Before and after photos of previous work
• Clear timeline for the project
• Phasing plan if the lot must stay open
• Warranty terms in writing
• Payment terms clearly stated
• No high-pressure sales tactics