How Paved Assets sequenced a 164,312 sq ft sealcoat across four sections and four days at a 458-spot Greystar community in Raleigh — for the same Greystar Director of Construction Services who brought us in at Haven at Patterson Place.
Project At a Glance
| Property | The Marlowe at Lake Boone — apartment community, Tupelo Hill Lane, Raleigh NC |
|---|---|
| Property type | Garden-style multifamily community, 458 parking spots, 15.8-acre lot |
| Owner / operator | Greystar |
| Project scope | Full-property sealcoat (two coats), crack fill, and full restripe |
| Total asphalt area | ~164,312 sq ft |
| Total parking spots restriped | ~458 + ADA grids + crosswalks |
| Sealcoat | Two coats across ~164,312 sq ft |
| Crack fill | Up to 3,500 LF, hot crack filler, drive aisles prioritized |
| Sequencing | Community divided into 4 sections; sealcoat completed in 4 days so residents never lost access |
| Coordination | Marked-up site maps to Greystar and on-site property staff 24–48 hours before each phase |
| Relationship | A returning Greystar client brought Paved Assets in at Haven at Patterson Place in Durham; The Marlowe is the latest property in that relationship |
The Challenge
The Marlowe at Lake Boone is a 458-spot Greystar garden-style community on Tupelo Hill Lane in Raleigh, just off I-440. By the start of 2026, the asphalt across the 15.8-acre property was at the maintenance inflection point — surface oxidation visible across the drive aisles, hairline cracks widening, faded stripes — the condition that an institutional property manager catches before it becomes a repave problem. Sealcoat and crack fill at the right window add years of preserved life; wait too long, and the same dollars go into a lot that's already failed.
Three constraints shaped the work on a community at this scale:
- A 15.8-acre property can't go offline.458 spots means 458 residents (and their guests) who need somewhere to park every day. Closing the community wasn't on the table; sequencing had to be planned in advance and communicated clearly.
- Institutional documentation matters.Greystar's construction team works inside CapEx cycles and asset-management reviews — aerial-measured square footage, line-item pricing on each service, and a clear maintenance-versus-repave framing make the spend something the team can defend internally without follow-up explanations.
- Continuity from a prior Greystar property.This wasn't a first-time conversation. Paved Assets had previously worked with Bill Powell at Haven at Patterson Place in Durham, and the bar set by that work became the bar for this one. Repeat institutional business doesn't transfer between properties unless the prior job earned the next call.
Our Approach
1. Aerial mapping and line-item pricing built for an institutional buyer
We mapped the full 15.8-acre property with aerial software: 164,312 sq ft of asphalt, 40,322 sq ft of concrete, 18,363 sq ft of surface curb strips, 1,658 LF of cross-hatching, 8,979 LF of linear curb strip, 6,772 LF of parking stall stripes, 458 regular spots, ADA grids and crosswalks. Each service — sealcoat, crack fill, restripe — got its own line so the Greystar team could see exactly what they were buying, in the format their internal review process expects.
2. Maintenance now to avoid a repave later
The framing for any sealcoat decision at this scale is the same: sealcoat blocks UV oxidation and water intrusion, hot crack fill keeps water out of the subbase, and together — applied at the right window — they typically add 5–7 years of useful life before another major intervention is justified. Skip the window, let alligator cracking spread, and the same dollars are going into a lot that already needs full mill-and-overlay. At The Marlowe, the asphalt was structurally sound but surface-aged. The 2026 work was the right intervention at the right time, not a deferred problem.
3. Four sections, four days, residents never lose access
On a community with 458 spots, you can't sealcoat the whole lot at once — and you can't make residents disappear for a week. We divided the property into four sections, each sized to be sealcoated and cure within a single working window. Each day, one section was active and the other three stayed fully open. Residents in the active section moved their cars by 8 a.m. that morning; residents in the other three sections had normal access throughout. Marked-up site maps went to the on-site property staff 24–48 hours before each phase so the Greystar team could notify residents with specifics — which area is closed, which day, where to park instead.
4. Sequencing the work in the right order
Crack fill, sealcoat, and restripe have to happen in a specific sequence or the spend doesn't hold:
- Crack fill first.Hot crack filler (heated to ~380°F) flows into ¼"–¾" cracks as a liquid, bonds to the asphalt walls, and stays flexible across temperature swings. We focused crack fill in the drive aisles where cracks are widest and water intrusion is most concentrated. Sealing over an unfilled crack means the crack telegraphs through the new sealcoat surface within a season.
- Sealcoat second.Two coats across the full ~164,312 sq ft, in the four-section, four-day rotation above. Each section cured at least 24 hours before vehicular traffic returned.
- Restripe last.Once the sealcoat had cured, restripe to the existing layout — 458 spots, ADA grids, crosswalks — so every resident's spot was back where it belonged.
5. Trust transferred from a prior Greystar property
Bill Powell at Greystar didn't pick Paved Assets at random. The track record at Haven at Patterson Place in Durham — same Greystar construction team, same kind of resident-first sequencing, same kind of CapEx-defensible documentation — is what made this call easy to make. Repeat business at institutional scale isn't won on price; it's earned by handling the prior job in a way that makes the next property's call obvious.
The Work
- ~164,312 sq ft of two-coat sealcoatacross the full community. Lot cleaning and prep handled in advance — vegetation burned off, dust and debris cleared with a backpack blower, two coats applied with full coverage.
- Up to 3,500 LF of hot crack fillin cracks ¼"–¾" wide, focused in drive aisles. Grass and debris cleared from cracks before application; hot crack filler applied per spec.
- Full restripe of ~458 parking spotsincluding ADA grids and crosswalks. Laid to the existing layout, double-coated for visibility.
- 4-section, 4-day sealcoat rotationwith marked-up site maps to the Greystar on-site team 24–48 hours before each phase. Residents in each section moved cars by 8 a.m. on their day; the other three sections stayed fully open throughout.
Why It Mattered for Greystar and the Property
- Caught the asphalt at the right time.Sealcoat and crack fill at the maintenance window cost a fraction of what a future repave would have cost. The spend bought 5–7 years of preserved lifespan, not a temporary cosmetic fix.
- Residents never lost access.A 4-section, 4-day sequence with advance marked maps meant residents always had a place to park. For a 458-spot community, that's the difference between a smooth project and an avalanche of complaints to the leasing office.
- CapEx-defensible documentation.Aerial-measured square footage, line-item pricing, photographed pre-conditions, and the maintenance-versus-repave framing make the spend something Greystar's construction team can take into CapEx and asset-management reviews.
- Continuity transferred from a prior property.The Marlowe is the first completed Paved Assets engagement at this Greystar community — and it happened because Bill Powell's prior experience with us at Haven at Patterson Place made the call easy to make. That's what an ongoing relationship with an institutional owner looks like when it's working: trust crosses properties.
Project Specifications
| Item | Specification |
|---|---|
| Property | The Marlowe at Lake Boone Apartments, Tupelo Hill Lane, Raleigh NC |
| Property type | Garden-style multifamily community / 15.8-acre lot |
| Owner | Greystar |
| Total asphalt area | ~164,312 sq ft |
| Total concrete area | ~40,322 sq ft (not in scope this engagement) |
| Parking spots | ~458 regular + ADA grids |
| Sealcoat | Two coats across ~164,312 sq ft |
| Crack fill | Up to 3,500 LF, hot crack filler, ¼"–¾" cracks, drive aisles prioritized |
| Restripe | 458 spots, ADA grids, crosswalks, double-coated |
| Sealcoat sequencing | Community divided into 4 sections; one section sealcoated per day across 4 working days |
| Cure time | 24-hour minimum before vehicular traffic in each section |
| Lot prep | Torch off vegetation in cracks, backpack-blower clean of dust and debris |
| Coordination | Marked-up site maps to Greystar on-site staff 24–48 hours before each phase; 8 a.m. cars-off requirement in active section |
| Prior Greystar engagements | Haven at Patterson Place in Durham (same Greystar construction team / Bill Powell contact) |
Client Feedback
[ INSERT TESTIMONIAL FROM BILL POWELL, GREYSTAR — 1–3 sentences ideal. Strongest angle to ask about: the cross-property Greystar relationship (Haven → Marlowe) and what made the next call easy. A peer-recognizable testimonial from a Greystar Director of Construction Services lands hard in this vertical. ]
Frequently Asked Questions
Why divide a sealcoat into four sections instead of doing it all at once?
On a community of this size — 458 spots, 164,000 sq ft of asphalt — there's no way to sealcoat the whole lot in a single day, and residents need somewhere to park every day of the project. Dividing into four sections lets one section be active and curing each day while the other three stay fully open. A 458-spot community can lose ~25% of its parking for a single day without crisis; losing 100% for four days would be unworkable. The four-section rotation is what makes the project happen around the residents rather than to them.
How do you keep an institutional client like Greystar coming back?
Repeat business at the scale Greystar operates isn't won on price. It's earned by handling each engagement in a way that makes the next call easy: documentation in writing, line-item pricing, marked maps for resident communication, no surprises on the invoice, and finishing on the timeline agreed. Bill Powell's prior experience with us at Haven at Patterson Place in Durham is what put us on the list when The Marlowe came around. Trust transferred between properties is a slow build — but once it's there, it's worth more than any sales pitch.
When is sealcoat the right call vs. repave for a multifamily property?
Sealcoat is the right call when the asphalt is structurally sound but surface-aged — UV oxidation visible, hairline cracking, faded stripes, but no widespread alligator cracking or subbase failure. At that window, sealcoat plus crack fill typically adds 5–7 years before another major intervention is justified. Once alligator cracking spreads and the base loses load-bearing capacity, sealcoat becomes a temporary cosmetic over a structural problem, and mill-and-overlay (or full repave) becomes the more economical answer over the long run. An honest contractor walking the property with you should be able to point out what's surface-aged vs. structurally failed.
How does the crack-fill-first-then-sealcoat sequence actually work?
Sealcoat is a thin surface treatment — typically 1/16" to 1/8" thick once dried — not designed to fill cracks. Sealing over an unfilled crack means the crack telegraphs through the new sealcoat surface within a season. Hot crack fill — heated to ~380°F at application, flowing into the crack as a liquid and bonding to the asphalt walls — goes in first. It stays flexible across temperature swings so it expands and contracts with the asphalt around it. Sealcoat then goes over the top, locking everything in. Reversing the order wastes the sealcoat.
