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GSPA
Pavement & Infrastructure Consulting
We tell you what your contractor won't.

We identify your pavement problems
before they become
emergencies.

Most property managers discover pavement failures after they've already become costly emergencies. Golden State Pavement Advisors provides unbiased condition assessments and long-range maintenance planning so you can protect your asset, control your budget, and stay ahead of the problems your contractors aren't telling you about.

Schedule an Assessment View Services 562.774.6204
22+
Years Field Experience
100%
Independent & Unbiased
LA·OC·IE
Service Area
0
Contractor Affiliations
Why Golden State

An advisor, not a contractor.

Most pavement companies profit from the work they recommend. We don't. Our only product is an accurate assessment and a plan that protects your asset.

Unbiased Assessment
We don't sell paving contracts or take referral fees from contractors. Our only interest is giving you an accurate picture of what your pavement actually needs. Nothing more.
Budget Forecasting
Stop being surprised by capital expenses. We help you plan 1 to 3 years ahead so maintenance fits your budget cycle, not the other way around.
22 Years in the Field
Asphalt paving, concrete, batch plant operations, and precast systems. We speak the language of contractors and we know when they're right or wrong.
Serving
Los Angeles County
Orange County
Inland Empire
Services & Investment

Four ways to work with us.

From a single property visit to a full annual advisory partnership, every engagement is built on one principle: your interests only.

Tier 1
Single Property Assessment
$497
One property · one-time engagement
  • Full site walk & visual inspection
  • Written condition report with photos
  • Priority ranking of needed repairs
  • Contractor bid review guidance
Best Value
Tier 2
Portfolio Assessment
$1,397
3 properties · one-time engagement
Saves $94 vs single rate
  • Assessment across all 3 properties
  • Written condition report per site
  • 3-year maintenance budget forecast
  • Consolidated stakeholder report
  • One follow-up consultation call
Tier 3
Portfolio Plus
$2,197
5 properties · one-time engagement
Saves $288 vs single rate
  • Assessment across all 5 properties
  • Individual written report per site
  • 3-year maintenance budget forecast
  • Prioritized capital expense schedule
  • Consolidated stakeholder report
  • Two follow-up consultation calls
Tier 4
Annual Advisory Retainer
A fixed annual fee that includes a defined number of property assessments per year. Use them on any properties in your portfolio, whenever you need them. Additional assessments beyond your plan are billed at the single property rate of $497.
Essentials
Up to 4 Assessments/Year
Ideal for smaller portfolios and first-year clients
$1,800
per year
$150/month
Saves $188 vs single rate
  • Up to 4 assessments per year
  • Use on any portfolio properties
  • Priority scheduling first in line
  • 48-hour response guarantee
  • Contractor bid review included
  • Annual portfolio summary report
Most Popular
Portfolio
Up to 8 Assessments/Year
Ideal for active property managers with growing portfolios
$3,400
per year
$283/month
Saves $576 vs single rate
Includes all Essentials benefits, plus:
  • Up to 8 assessments per year
  • Use on any portfolio properties
  • Priority scheduling first in line
  • 48-hour response guarantee
  • Contractor bid review included
  • Annual portfolio summary report
  • Unused assessments roll over one quarter
Enterprise
Up to 15 Assessments/Year
Ideal for management companies and family trusts with large portfolios
$6,200
per year
$517/month
Saves $1,255 vs single rate
Includes all Portfolio benefits, plus:
  • Up to 15 assessments per year
  • Use on any portfolio properties
  • Priority scheduling first in line
  • 48-hour response guarantee
  • Contractor bid review included
  • Annual portfolio summary report
  • Unused assessments roll over one quarter
  • Dedicated quarterly strategy call
Add-On Service
Post-Construction
Completion Inspection
$397
One-time · per project
Included free for Annual Retainer clients (1 per year)
Once your contractor calls the job complete, we come out before you release final payment. We verify the scope of work was fully executed, that materials and methods meet the agreed specifications, and that the finished product reflects what you actually paid for. If something is off, you will know before the contractor walks away.
  • Full site walk upon project completion
  • Scope of work verification against contract
  • Material and workmanship quality assessment
  • Written completion report with photo documentation
  • Punch list of any deficiencies before final payment
Add-On Service
ADA Compliance
Assessment
$497
Per property
A dedicated ADA field assessment of your parking facility and site access. We measure and document compliance against ADA Standards and California Title 24. Delivered as a written advisory report. We recommend confirming findings with a licensed CASp for legal purposes.
  • Running slope and cross slope measurements
  • Accessible parking space dimensions and layout
  • Path of travel from parking to building entrance
  • Signage placement and compliance verification
  • ADA striping markings and accessibility symbols
  • Written advisory report with photo documentation
Advisory assessment only. Findings should be confirmed by a licensed Certified Access Specialist (CASp) for legal compliance purposes.
All retainer agreements are annual. Billed monthly or paid annually.
Additional assessments beyond your plan billed at $497 each.
About

Richard Mendez

Principal Consultant with over 22 years of hands-on experience across every facet of pavement and concrete infrastructure in Southern California.

Asphalt Paving & Batch Plant OperationsField experience from ground level up estimating, production, and project management.
Concrete & Precast SystemsDeep expertise in precast concrete fencing, walls, and infrastructure components.
Contractor RelationshipsDecades working alongside GCs, subcontractors, and material suppliers across LA, OC, and the IE.
Independent AdvisorNo contractor affiliations. No referral fees. Your interests only.
"Most property managers discover pavement problems after they become emergencies. My job is to make sure you see them coming."
Richard Mendez
Principal Consultant, GSPA
Contact

Let's talk about your property.

Reach out directly. No contact forms, no automated systems. You'll get Richard.

562.774.6204
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[email protected]
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