Florida Sealcoating LLC
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(407) 942-3681
22+ Years Experience
8,000+ Customers. One Standard: Quality.
Fully Licensed & Insured
BBB Accredited

A cracked, pothole-riddled parking lot is more than ugly. It's a trip hazard, a vehicle damage claim waiting to happen, and a sign to customers that your property isn't maintained. In Central Florida's climate (Orlando, Sanford, Kissimmee, and out to the coast), water seeps into cracks, the sub-base erodes, and small problems become full-depth failures fast. Catching repairs early saves thousands compared to full replacement.

Why Choose Us

Fast Turnaround
Fast Turnaround

Most repairs completed in one to two days. We diagnose the root cause, not just patch the surface, so the fix lasts.

Full-Service Solutions
Full-Service Solutions

Pothole filling, crack sealing, infrared patching, milling, overlays, and full-depth replacement. One contractor for every repair type.

Commercial Grade
Commercial Grade

Proper base preparation and hot-mix asphalt, not cold patch bags from the hardware store. Built to handle Florida heat and heavy commercial traffic.

What Does Parking Lot Asphalt Patching Involve for Orlando Properties?

Parking lot asphalt patching is the targeted repair of individual failures, potholes, soft spots over oil leaks, and localized base settlement, without resurfacing the whole lot. We cut the failed section out to sound material, rebuild the base if it has washed out, and install hot-mix asphalt that bonds to the pavement around it. On most Orlando commercial lots it is the fastest and cheapest way to get rid of a trip hazard or a vehicle-damage claim before it grows.

Every patch follows the same sequence: saw-cut a clean edge, remove the failed asphalt and any wet base, compact, tack coat, hot-mix, compact to spec. A single pothole takes a few hours. A lot with several failures gets a color-coded phase map so we close one zone at a time and your tenants, customers, and delivery trucks always have a way in. Patched areas open to normal traffic the same day. If dumpsters or semis turn on that spot, we ask for a day or two of cure time first.

When a dozen small failures cluster in one zone, we will usually recommend replacing that section instead of patching each one. It costs less, has fewer edges to fail, and looks like one lot instead of a quilt. If alligator cracking is spreading across most of the surface, patching will not hold and we say so up front. Send a photo of the worst spot when you call and we can give you a preliminary read before the site visit.

Who We Serve

Retail Centers and Shopping Plazas
Retail centers & Shopping Plazas
Office Parks
Office parks
HOAs and Apartments
Hoas & Apartments
Churches and Schools
Churches & Schools

Frequently Asked Questions

Get straightforward answers to common questions about commercial asphalt repair, what types of damage we fix, and how to know when it's time to repair versus replace your parking lot.

If the damage is limited to surface cracks, isolated potholes, or small sections of deterioration, repair is usually the right call. When you're seeing widespread alligator cracking, large areas of standing water, or the base layer is compromised across most of the lot, replacement makes more financial sense. We'll inspect your lot and give you an honest recommendation.
Water is the main culprit. Rain seeps into cracks, erodes the base layer underneath, and the surface collapses under traffic. Florida's heat also accelerates oxidation, making asphalt brittle and more prone to cracking. Heavy vehicles like delivery trucks and garbage trucks speed up the process. Regular sealcoating and crack sealing prevent most pothole formation.
A properly done repair using hot-mix asphalt with correct base preparation lasts 5 to 10 years depending on traffic volume and maintenance. Infrared patching creates a seamless, permanent bond with the surrounding asphalt. Cold patch (the temporary fix) typically lasts only a few months, which is why we don't use it for commercial work.
Yes. We phase the work in sections so your customers and employees always have access. Night and weekend scheduling is available for high-traffic properties. Most repairs are open to traffic within a few hours of completion.
Hot-mix, every time. Cold patch from a bag is a temporary plug that typically lasts a few months, which is why we do not use it on commercial lots. Hot-mix asphalt installed over a compacted base with a tack coat bonds to the surrounding pavement and holds for years. Our best example is a patch at the BJ's Wholesale distribution center in Jacksonville that has taken semi-truck traffic for 7 years and is still in good shape.