From Frequent Costly Seal Coating to Long-Term Protection: JMI's Commercial Property Strategy

When managing commercial properties, the endless cycle of asphalt maintenance can feel like throwing money into a black hole. For property investors and managers watching their bottom line, the recurring costs of traditional pavement treatments don’t just strain budgets, they challenge the entire concept of smart asset management.

Just ask Tim Lebaron of JMI Property Services, who manages multiple commercial properties throughout Southern Utah. Like many property managers, he faced a common challenge: finding a cost-effective way to maintain safe, attractive parking lots without draining maintenance budgets or disrupting business operations.

“We try to stay ahead of the actual need and schedule things, though obviously costs, budgets, and economy have a lot to do with what we’re able to do,” Lebaron explains.

This proactive approach to property management led JMI to discover a solution that would transform its approach to asphalt maintenance and deliver significant long-term value for its commercial properties.

For years, JMI followed the conventional wisdom of applying standard seal coating to its commercial properties. But the conventional wisdom turned out to not be very wise at all. What was perceived as a cost-effective, quick solution turned out to be more expensive that you might think.

The need to reapply seal coat every 2-3 created a perpetual cycle of disruption for property owners and their tenants. More concerning was the limited protection these treatments provided. Seal coat does temporarily improve the appearance of asphalt, but the limited lifecycle severely limits its ability to protect the underlying asphalt assets from the UV and moisture intrusion that break down asphalt.

It became clear to JMI that protecting its valuable asphalt assets required more than just a surface-level solution. It demanded a strategic shift in its approach to pavement preservation.

After years of dealing with the seal coat problem, JMI Property Services knew there had to be a better way. Its search for a more sustainable solution led the company to HA5 High Density Mineral Bond, which delivered significantly longer-lasting results than traditional treatments.

“As we’ve worked with Holbrook over the years, the sales and production teams have always been really good about scheduling,” Lebaron shares. But it wasn’t just the service that impressed JMI, it was the remarkable difference in longevity and performance.

While HA5 required a higher upfront investment, JMI recognized the difference between cost and value. The math made perfect sense when considering the long-term benefits and reduced maintenance cycles. As Lebaron explains, “Unless all you need is for the asphalt to look black and you’re trying to dump that property, it only makes sense to do an HA5 treatment.”

What set HA5 apart is chemistry and performance. We cover chemistry HA5’s chemistry in more depth on other pages, but essentially the way High Density Mineral Bonds are made allow them to form a superior bond that is more effective at slowing the factors that cause oxidative aging in asphalt, which leads to slower deterioration and longer lasting asphalt. 

This protection helps avoid the costly repairs that occur once asphalt becomes brittle and cracks. For JMI, this meant fewer repairs, reduced maintenance headaches, and, most importantly, better protection for its valuable asphalt assets.

JMI’s experience with HA5 validated its strategic investment in multiple ways. “It’s a lot cleaner, and the longevity is great,” Lebaron notes. The treated surfaces have maintained their integrity without the common issues they previously faced, such as black residue tracking or frequent repairs.

Working with Holbrook’s team has also proven seamless, even when facing typical challenges of outdoor work. “Obviously, we occasionally have weather events that create problems, but those unforeseen circumstances have always been fairly easy to work through; just a matter of rescheduling,” Lebaron says.

The results speak for themselves for commercial property managers focused on long-term asset preservation. “I would recommend HA5 to anyone looking at long-term preservation,” Lebaron states. “We’ve seen from several different properties in different locations that the product is just far superior… If you’re looking at long-term asset preservation, I definitely recommend HA5.”

The reduced frequency of treatments delivered two key benefits for JMI: predictable budgets and fewer disruptions to tenants. This balance of asset protection and tenant satisfaction is a win-win for property managers.

Smart property management requires looking beyond quick fixes and initial costs. JMI’s experience proves that strategic thinking about asphalt maintenance delivers lasting value for property owners and tenants.

Through its investment in HA5, JMI achieved what matters most: predictable maintenance cycles, minimal disruptions, and superior asset protection. Lebaron discovered that choosing the right pavement preservation strategy prioritizes securing your property’s long-term value over quick fixes.

The evidence is compelling. HA5 delivers both immediate benefits and long-term returns for commercial property owners. As Lebaron says, it “only makes sense” for those serious about protecting their investments.

Ready to transform your property’s maintenance strategy? Contact us to learn how HA5 can protect your valuable asphalt assets.