Sign 1
Weeds and grass in the cracks
Water is getting under your pavement. Every rain softens the base a little more.
The fix: Usually fixable with an overlay if caught early. Wait too long and the base fails.
Free checklist for property managers
8 signs your parking lot
needs attention
Walk your lot with this list. Catching problems early is the cheapest way to keep a parking lot.
WINTER BONUS: book by Feb 28, 2027. Book a commercial paving job this winter and get FREE restriping, with car stop replacement included where needed.
Free assessment: text photos and the address to (656) 212-9811. We measure your square footage with aerial mapping software and give you a ballpark price by phone. Ready to go? We come out for a free walkthrough.
8 warning signs
Is your parking lot telling you something?
Walk your lot and count how many of these you see. Two or more usually means it's time for an assessment. Forward this page to your board or owner.
Sign 2
Alligator cracking
Spider-web cracks mean the base underneath is weak or wet.
The fix: Those areas need light excavation and a rebuilt base, then paving.
Sign 3
Standing water after rain
Puddles that sit for hours are the #1 cause of potholes in Florida.
The fix: Regrade and correct the slope before paving, or the problem comes right back.
Sign 4
Gray, faded, brittle surface
Florida sun has dried out the asphalt binder. Cracks are next.
The fix: Oil-based sealcoating every 2–3 years, or an overlay if it's past saving.
Sign 5
Potholes that keep coming back
Patching a pothole without fixing the base just moves the problem.
The fix: Cut out the failed area, rebuild the base, and pave.
Sign 6
Faded lines, ADA and fire lanes
Hard-to-see stalls cause fender-benders. Faded fire lanes and ADA stalls can draw citations.
The fix: Restriping and ADA layout, ideally right after sealcoating.
Sign 7
Edges crumbling and breaking off
Unsupported edges break under tires, especially where water runs off.
The fix: Rebuilt edges and grading so water doesn't undercut the pavement.
Sign 8
Soft or sunken areas
If the pavement moves or dips under trucks, the ground below has failed.
The fix: Light excavation, new compacted stone base, then paving.
Saw 2 or more?
Text photos and the property address to (656) 212-9811. Lenny will tell you what he sees and what it should cost to fix.
Book now · November – April
Winter is the best time to pave in Florida
- Firmer, cleaner finish. Cooler days let fresh asphalt set up firmer, with fewer tire scuffs and turning marks than a lot paved in 95° heat.
- Fewer rain delays. Dry season means fewer afternoon storms, so the job finishes on schedule and your lot is closed for less time.
- Better sealcoat cure. Lower humidity lets oil-based sealcoat cure clean and even.
- Ready for rainy season. Drainage and low spots are fixed before summer storms find them.
Questions
Lot condition FAQ
How do I know if my lot needs paving or just sealcoating?
If the surface is gray and has fine cracks but no soft spots, potholes or standing water, sealcoating may be enough. If you see alligator cracking, sunken areas or water that sits, those spots need more. Text us photos and we'll tell you which.
What does it cost to wait?
Water damage spreads. An area that needs sealcoating this year can need an overlay in a few years, and an overlay area can need a full rebuild. Catching it early is almost always cheaper.
Serving Clearwater, St. Petersburg, Largo, Pinellas Park, Seminole, Dunedin, Palm Harbor, Tarpon Springs, Tampa, Brandon and surrounding Tampa Bay communities. We travel for larger lots.
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