Short answer: a complete paving bid says whether the lot is milled first, prices base repair by the square yard, states the thickness after compaction and the asphalt mix, includes a tack coat, explains drainage, and restripes with the accessible spaces the rules require. "Patch as needed" and "stripe to match existing" are the two phrases most likely to cost the association more.
Paving bids look alike on the last page and differ a lot in the lines above it. Go through each bid with the list below, then send every bidder the same questions at the end.
This guide is general information, checked in November 2026, not engineering or legal advice.
1. Mill first, or overlay on top
Milling grinds off the old surface so the new layer does not raise the lot at curbs and drains. The Asphalt Pavement Association's parking lot checklist asks whether the milling depth matches the depth of new asphalt.
- The bid must say: mill and overlay, or overlay only, and the milling depth.
2. Base repair, priced by the square yard
New asphalt over a failed base cracks again fast. Areas that need digging out and patching should be found and priced before paving.
- The bid must say: the estimated area of base repair included, and a price per square yard for more.
- Red flag: "patch as needed" with no unit price.
3. Thickness after compaction, and the mix
A "2 inch overlay" may mean loose asphalt before rolling. Loose asphalt compacts by roughly a quarter inch for every inch laid, so ask for the thickness after compaction.
- The bid must say: compacted thickness in inches, and the mix type.
4. Tack coat
When paving over an existing or milled surface, the surface should be swept and given a tack coat, a thin bonding layer that holds the old and new asphalt together. One university paving specification calls for 0.05 to 0.15 gallons per square yard (University of Houston master specification 32 01 16).
- The bid must say: tack coat included.
5. Drainage and structures
- Does water flow to the catch basins and curbs, or are there spots where it pools today?
- Are drain grates, manholes and valve covers raised to the new height?
6. Restriping and accessible parking
When a lot covered by the ADA is restriped, it must have the accessible spaces the 2010 ADA Standards require (ADA.gov compliance brief on restriping). For example: 1 accessible space for up to 25 spaces, 2 for 26 to 50, and 3 for 51 to 75. At least one of every six accessible spaces must be van accessible. Access aisles are at least 60 inches wide, and spaces need signs with the accessibility symbol.
Whether the ADA applies to a private residential lot depends on whether it serves a public area, such as a leasing office. Ask your manager or attorney. Many local codes require accessible parking anyway.
- The bid must say: the striping layout, the number of accessible and van-accessible spaces, aisles and signs.
- Red flag: "stripe to match existing". The old layout may not meet the rules.
7. Timing, weather and residents
- Final striping often waits a few weeks for new asphalt to cure. Is the return visit included?
- Paving should not happen in cold weather. Ask the lowest temperature the contractor will pave at.
- Who notifies residents, and who pays for towing or for phasing the work so part of the lot stays open?
Questions to send every bidder
Send the same list to every bidder, so the answers compare like for like:
Then line the answers up next to each bid. Our guide on how a condo or HOA board should compare contractor bids shows how to price what each bid leaves out, and how many bids an HOA needs covers the rules on bid counts.
Sources: Asphalt Pavement Association, "Checklist for Parking Lots"; University of Houston master specification 32 01 16, Asphalt Overlay; ADA.gov, "Restriping Parking Spaces" compliance brief (2010 ADA Standards).