Asphalt sealcoating & crack filling
Sealcoating in Orlando & Central Florida
Driveways Express sealcoats and crack-fills asphalt driveways, parking lots and private roads across Orlando, Polk County and east Tampa. Sealcoat blocks Florida UV and water, restores the black finish and adds years to the pavement. Family-owned, paving since 1990. Call (856) 313-4475 for a free estimate.
Call or text (856) 313-4475
What sealcoating does (and what it does not)
Sealcoat is a protective coating applied over asphalt. It blocks ultraviolet light, slows oxidation, sheds water, resists oil and fuel, and brings back the deep black finish. In Central Florida, where pavement surface temperatures pass 140°F and it rains almost every summer afternoon, unsealed asphalt turns grey, dries out and cracks years earlier than it should.
What sealcoat does not do: it does not add strength, it does not bridge cracks, and it will not fix a failed base. That is why we crack-fill first and repair failed sections before sealing. Sealcoat over broken asphalt is money wasted, and we will tell you so.
How we sealcoat
Clean
Blow and sweep off sand, leaves and debris. Scrape and treat oil spots so the sealer bonds.
Repair
Hot-fill cracks wide enough to take water. Patch potholes and alligatored areas with hot-mix where needed.
Seal
Apply commercial-grade sealer by squeegee or spray, edges cut in clean against concrete, curbs and landscaping.
Cure and reopen
Foot traffic in a few hours, vehicles in about 24 hours. Parking lots are phased so part stays open.
Crack filling
Cracks are how water reaches the base, and water in the base is how asphalt dies in Florida. We clean cracks out and fill them with hot-applied rubberized crack filler that flexes with the pavement through heat and cool nights. Crack filling is included with every sealcoat job and is also available on its own for driveways and lots that are not ready to be sealed yet.
- Hot-applied rubberized filler
- Cracks cleaned before filling
- Included with sealcoating or done alone
- Alligatored areas patched, not filled
Parking lot sealcoating and maintenance plans
For property managers and HOA boards, a sealcoat and crack-fill cycle every two to three years is the lowest-cost pavement maintenance there is. It keeps the lot black, keeps water out, makes the property look managed and pushes the next overlay or reconstruction years down the road. We phase the lot so it never fully closes, work early or on slow days, and keep records so you can budget. Ask about striping when we quote your lot.
- Phased sections with 24-hour turnaround
- Documented schedule for budgeting
- Pothole repair between cycles
- Retail, HOA, church, school, apartment and office lots
Driveway sealcoating for homeowners
Seal a new driveway after its first 6 to 12 months, then every two to three years. We clean, fill cracks, seal and cut in clean edges at the garage, sidewalk and lawn. Stay off it overnight and park on it the next day. If your driveway is too far gone for sealing to help, we will tell you and talk through repair or resurfacing instead.
Signs your asphalt needs sealcoating
It has gone grey
Black asphalt that has faded to grey is oxidized and drying out. Sealcoat now, before fine cracks turn into real ones.
Small cracks are showing
Hairline and narrow cracks are the first stage. Crack fill plus sealcoat stops water getting in.
It has been 3+ years
If you cannot remember the last sealcoat, it is due. Florida sun does not wait.
Water soaks in instead of beading
Sealed asphalt sheds water. Asphalt that darkens and soaks it up has lost its protection.
Oil and fuel stains
Unsealed asphalt absorbs petroleum and softens. Sealcoat resists it.
The lot looks neglected
For commercial properties, a fresh sealcoat is the fastest visible upgrade you can make.
Sealcoating FAQ
What does sealcoating actually do?
Sealcoat is a protective coating applied over asphalt. It blocks UV, slows oxidation, resists water, oil and fuel, and restores the black finish. It does not add structure or fix a failed base. Used every two to three years with crack filling, it keeps asphalt flexible and can add years to the life of a driveway or parking lot.
How often should I sealcoat in Florida?
Every two to three years. Central Florida sun and heat oxidize asphalt faster than most of the country, and afternoon storms push water into every unsealed crack. Driveways in full sun and parking lots with heavy traffic are on the shorter end of that range. Shaded, lightly used driveways can go a little longer.
How long after paving should I wait to sealcoat?
New asphalt needs time to cure and release oils. Typically 6 to 12 months, depending on the season it was paved. Sealing too early traps oils and the coating will not bond well. We will tell you when your new driveway or lot is ready, and we can put you on a reminder schedule.
How long does sealcoat take to dry?
Foot traffic in a few hours, vehicles after about 24 hours in normal Florida weather. Hot, sunny days cure faster; humid, overcast days take longer. We coordinate timing so your driveway or a phased section of your lot is back in service as quickly as possible.
Does sealcoating fix cracks?
No. Sealcoat is thin and will not bridge cracks. That is why we hot-fill cracks first, then seal. Hairline surface checking gets covered, but anything wide enough to let water in needs crack filler. Alligator-cracked or sinking areas need patching or replacement before sealing; sealcoat over failed asphalt wastes money.
Can you sealcoat during the rainy season?
Yes, with timing. Sealcoat needs a dry surface and several dry hours after application. During summer we schedule early mornings and watch the radar. If a storm is coming we hold off rather than risk a wash-out. We stay in contact so you are not left guessing.
Is sealcoating worth it for a parking lot?
Yes. For a commercial lot, sealcoating with crack filling every two to three years is the lowest-cost maintenance available and it visibly improves the property. It slows oxidation and water damage, keeps the surface black, makes striping stand out and delays the next overlay or reconstruction, which is where the real money goes.
Sealcoating across Central Florida
Protect it before the next summer does the damage.
Free sealcoating estimates for driveways, lots and HOA roads.
Get a sealcoating estimate
Tell us about the property. We come out, measure, check the base and drainage and send a written estimate. No charge, no pressure.
- Commercial and residential
- On-site measurement, written price
- Serving Orange, Osceola, Seminole, Lake, Polk and eastern Hillsborough counties
Prefer to talk? (856) 313-4475
Email: [email protected]