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Parking Lot Maintenance in East Central Florida That Extends Pavement Life

Complete line of services for Parking Lot Maintenance in Volusia, Flagler, Lake, Putnam, Seminole, Brevard Counties (East Central Florida).

386-747-8794

Here's what I learned about parking lots the hard way:
Imagine pulling into a Publix parking lot in Daytona. And your truck tire drops six inches into a pothole I could've fixed for $200. Now? That same property manager's looking at a $15,000 bill because water got under the asphalt and destroyed the base.

I'm Phil Beede. My dad taught me how to pave before I got my driver's license. That was back in the '80s when Granada Boulevard was still two lanes.

Why parking lots fall apart faster here than anywhere else:

  • Our sun beats down 300 days a year and cooks the asphalt
  • Summer storms dump three inches of rain in an hour
  • Salt air from the beach breaks things down quicker
  • Tourist traffic during Bike Week and race season pounds the pavement

Most property managers I meet in Ormond Beach, Palm Coast, or DeLand tell me the same thing: "I didn't know it was this bad." That's because cracks hide. You walk the lot on a Tuesday, everything looks fine. Then Friday's thunderstorm hits, and water seeps into those hairline cracks you couldn't see. By next month? Potholes.

What we actually do:

  • Sealcoating - Black coating that blocks sun and water
  • Crack filling - Stop water before it gets underneath
  • Striping - Fresh paint so people know where to park
  • Resurfacing - New asphalt layer when the old one's done

I've been doing this since 2002. My crews are drug-free and background-checked because you're trusting us at your business. We cover six counties from Titusville up to Palatka.

The truth nobody tells you: That parking lot outside? It's either getting better or getting worse. There's no middle ground in Florida weather.

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Before and after parking lot maintenance by Blacktop By Beede Paving in East Central Florida

What is involved with parking lot maintenance in East Central Florida?

Parking lot maintenance keeps your asphalt safe, good-looking, and functional despite Florida's weather beating on it every day.

Here's what actually protects pavement around Daytona, Palm Coast, and the Space Coast:

  • Sealcoating - Puts a protective black layer over asphalt to block UV rays and water - Should be done Every 2-3 years
  • Crack Filling - Seals up cracks before rainwater gets to the stone base underneath - Should be done As soon as you spot them
  • Striping & Marking - Fresh paint for parking spaces, handicap spots, fire lanes - Should be done Every 18-24 months

My take after 20+ years doing this

Most parking lots in Volusia and Flagler counties die from neglect, not age.

I've seen 30-year-old lots at the Daytona Flea Market that look great because someone sealcoated them on schedule.

I've also seen 5-year-old lots behind strip malls on US-1 that are falling apart because nobody touched them after the grand opening.

The sun and rain don't take breaks here. Your maintenance schedule shouldn't either.

Apartment Parking Lot Paving in Putnam County
Blacktop By Beede Paving sealcoating services for parking lots in Volusia County Florida

Regular Sealcoating Protects Parking Lots from Florida Sun Damage

My dad used to say Florida sun is like leaving your car in the oven. He wasn't wrong.

What sealcoating actually is: Think of it like sunscreen for your parking lot. It's a black liquid coating that dries hard and creates a barrier between your asphalt and everything trying to destroy it—UV rays, gasoline spills, rain, salt air from the coast.

Why East Central Florida parking lots need more maintenance than others:

  • Port Orange shopping centers - Full sun exposure 8+ hours daily
  • Beachside properties in Ormond - Salt air accelerates breakdown
  • I-4 corridor businesses - Exhaust and oils from heavy traffic

Here's what I tell property managers in Deltona and DeBary:
If your parking lot looks gray instead of black? You're already late. Asphalt starts out dark. When it fades to gray, the protective oils are gone. Now the sun's cooking the pavement directly.

Real example: A medical office on LPGA waited 5 years between sealcoats. When we finally got there, the surface was so dry it crumbled when we pressure-washed it. What should've been a $4,000 sealcoat job turned into $18,000 of resurfacing.

Asphalt overlay installation by Blacktop By Beede Paving in Palm Coast Florida parking lot

Asphalt Overlays Extend Pavement Life Without Full Replacement

The question I get most from property managers: "Phil, do I really need to rip everything out and start over?" Usually? No.

What an overlay actually is: We put 2-3 inches of brand new asphalt right on top of your existing parking lot. It's like getting a new roof instead of rebuilding your whole house.

When overlays work (and when they don't):
✅ GOOD CANDIDATE - You'll save 40-60% vs. full replacement:

  • Surface looks rough but doesn't have major potholes
  • No big puddles that stick around after rain
  • The base underneath is still solid (we check this)
  • Cracks are surface-level, not deep structural breaks

❌ BAD CANDIDATE - You need full replacement:

  • Lots that flood every time it rains
  • Big sinkholes or sunken areas (means base failure)
  • Alligator cracking everywhere (looks like reptile skin)
  • You can see stone base through the asphalt

Typical example from a Palm Coast apartment complex:
A 200-unit property off Old Kings Road. Their lot was 18 years old, looked terrible, but the bones were good. No standing water. No major settling.

Option 1 - Full replacement - $85,000 - 2 weeks timeline - Result: Brand new lot
Option 2 - Overlay - $34,000 - 4 days timeline - Result: Looks brand new, lasts 12-15 years if properly maintained

ADA compliant parking lot striping services by Blacktop By Beede Paving in DeLand Florida

Professional Striping and Marking Keep Your Property ADA Compliant

Last month, a Port Orange medical office got sued for $45,000. Handicap spaces weren't marked right. Proper striping costs $2,800.

What you actually need:

  • White parking lines (4 inches wide)
  • Handicap spaces with blue hash marks and 5-foot access aisles
  • Fire lanes in red or yellow
  • Directional arrows and crosswalks

Florida sun destroys paint fast. You'll need restriping every 18-24 months here. Up north it's 3-4 years. Our UV exposure, heat, and salt air break down paint quicker.

ADA compliance basics:
Each handicap space needs 8 feet of width plus a 5-foot striped access aisle. At least one van-accessible space with an 8-foot aisle. Signs at proper height. Closest to your entrance.

What I see wrong around Daytona and DeLand: Spaces too narrow. No access aisles. Faded paint nobody can see.

Fire lanes need 20 feet wide minimum. Daytona Beach and Palm Coast fire marshals check this twice yearly.

Typical costs:
Small lot (30-50 spaces): $1,800-$2,800
Medium lot (75-150 spaces): $4,500-$7,500

Best time: October through April when paint cures without rain interruptions.

Professional crack sealing services by Blacktop By Beede Paving in Daytona Beach Florida

Crack Sealing Prevents Water Damage in East Central Florida's Rainy Season

Here's what kills parking lots in Volusia and Flagler counties: Water getting underneath the asphalt.

A crack you can cover with your thumb today becomes a pothole that swallows a tire after hurricane season. I've seen it happen hundreds of times.

How cracks destroy your lot: Summer storms dump 3 inches of rain in an hour. Water seeps into cracks. Gets under the asphalt. Washes away the stone base. Now you've got sinkholes and complete pavement failure.

What crack sealing actually is: We fill cracks with hot rubberized sealant that flexes with Florida's temperature swings. Stops water before it gets underneath.

When to seal cracks:

  • As soon as you spot them - Don't wait
  • Before sealcoating - Can't sealcoat over open cracks
  • October through March - Dry season works best

What we fill: Hairline cracks up to 2 inches wide. Anything bigger needs patching, not sealing.

Real costs:
Small job (50 linear feet): $300-$500
Average commercial lot: $800-$1,500
Large property: $2,000-$4,000

Compare that to pothole repairs: $200-$500 per hole. Crack sealing now saves thousands later.

Best advice from 50+ years: Walk your lot every month. Seal cracks immediately. Skip this step and you're buying a new parking lot sooner than you think.

Parking Lot Maintenance FAQ

Every 2-3 years for sealcoating. Crack sealing as soon as you spot cracks. Striping every 18-24 months. Full resurfacing every 15-20 years depending on traffic.

Florida's sun and rain destroy asphalt faster than northern states. Properties on A1A and beachside locations need maintenance more often because of salt air.

Alligator cracking (looks like reptile skin), potholes forming after rain, standing water that won't drain, faded striping you can barely see, or chunks of asphalt breaking off.

If you can see the stone base underneath, call us immediately at 386-747-8794. That's an emergency.

Sealcoating puts a protective black coating over existing asphalt. Costs $3,000-$5,000 for average lots. Do this every 2-3 years.

Resurfacing scrapes off damaged asphalt and puts down a fresh layer. Costs $15,000-$40,000. Do this every 15-20 years or when the surface is too damaged to sealcoat.

Yes. We do phased work all the time for medical offices, retail stores, and restaurants around Daytona Beach, Palm Coast, and DeLand.

Takes longer but you keep some parking spaces open throughout the project. We'll create a schedule that works for your busiest times.

October through March. Dry season. Less humidity. Fewer afternoon thunderstorms. Everything cures properly.

Avoid May through September. Daily afternoon rain at 3 PM ruins wet sealcoat and fresh striping. Hurricane season also brings delays.

Most older lots aren't. ADA requires handicap spaces to be 8 feet wide plus a 5-foot access aisle. At least one van-accessible space with an 8-foot aisle. Proper signage at correct height.

We inspect for free. Call 386-747-8794 and I'll come measure your lot. Non-compliance leads to lawsuits and fines.

24-48 hours. We recommend keeping vehicles off for 48 hours to be safe. Rain during curing ruins the job, which is why we only work October through April when weather's predictable.

If you've got surface cracks and fading but the base is solid, repair works. Sealcoating, crack filling, and overlays buy you 10-15 more years.

If you've got major potholes, alligator cracking everywhere, or drainage problems, you need replacement. I'll inspect for free and tell you honestly what makes sense.

We serve all six counties: Volusia, Flagler, Lake, Putnam, Seminole, and Brevard.

Volusia County

Daytona Beach, Daytona Beach Shores, DeBary, DeLand, Deltona, Edgewater, Holly Hill, Lake Helen, New Smyrna Beach, Oak Hill, Orange City, Ormond Beach

Flagler County

Palm Coast, Flagler Beach, Bunnell

Brevard County

Titusville, Cocoa, Melbourne, Palm Bay

Lake County

Eustis, Mount Dora, Tavares

Seminole County

Sanford, Lake Mary, Longwood

Putnam County

Palatka, Crescent City, Interlachen

Call 386-747-8794 or email Phil@blacktoppaving.com. I'll come look at your lot personally. Takes 15 minutes. I'll measure everything, check ADA compliance, assess the base condition, and give you an exact price.

No pressure. No BS. Just honest advice from someone who's been doing this since 2002.

Protect Your East Central Florida Parking Lot Investment with Proper Maintenance

Don't wait until small problems become expensive emergencies. Call now for your free parking lot inspection.

386-747-8794 Get Free Estimate Today