Orlando Asphalt Sealcoating Systems

There is no question that a parking lot takes a beating day-in and day-out. And, in many climates, just the temperature swings alone are enough to cause accelerated deterioration. Constant freeze/thaw cycles, of course, cause constant expansion and contraction (cracks) – increasing the risk of water infiltration. Then the water freezes expands the cracks further and compounds the problem even more. Southern states are even more susceptible to parking lot damage. Atlantic Southern Paving & Sealcoating is your goto specialist for any of Orlando Asphalt Sealcoating needs.

Also adding stress to the parking lot is the brutal effect of daily traffic; not to mention, it receives its share of small (and large) fuel and chemical spills and leaks from automobiles, equipment, etc. Even our warm and friendly sun adds to the negative effects by constantly spreading its ultraviolet rays helping to cause further deterioration by increasing the rate of oxidation, causing the asphalt to become dry and brittle. The result? Obviously, a greater risk of cracking and more water infiltration.

All of those factors combined make for an uphill battle to properly maintain parking lots in the North & the South. You definitely have to stay in front of the eight ball.


One way to do that is to keep those deteriorating effects on the actual parking lot surface. After all, the surface was designed to take the beating and, acting as a shield, not allow the deteriorating effects to negatively impact the base material. In order to ensure the surface, or “shield,” continues to meet the demands for many years to come, sealcoating is a key component to any type of national parking lot maintenance program. Sealcoating does just what the name implies, of course, sealing the top coat of asphalt pavement further improving its “shielding ability.”

Although each project will vary depending on the area, climate, condition, location, etc., the general process is described in more detail below.

The Pre-application Process


Assessing the quality of your asphalt is important as it helps determine what preparation steps need to be completed before applying the seal coating. Three key factors are important in that determination and they are:

  1. Well Drained and Stable
  2. Frequency and Size of Cracks
  3. Oil-Free Surface

The level of those three factors can dramatically increase or decrease the quality of the seal coating application and performance.


For new asphalt seal coating, it is usually just a matter of the surface having had adequate time to cure and surface oils to dissolve. The Asphalt Sealcoat Manufacturers Association (ASMA) recommends a 6 – 12 month cure time. An easy way to tell if the oils are gone is to broadcast a gallon of water on the surface and watch it move. The water moving in a uniform sheet is a good indication the oils are gone. On the other hand, if you see ‘rings’ or ‘breaks’ in the sheeting action, its probably an indication it’s not properly cured, or that there is an isolated trouble spot that will need a spot primer.


During the inspection, note any problem areas including those areas that may need patching and/or crack sealing. It is likely too, depending on the age and actual surface condition, the asphalt may need to be primed prior to the application of the protective surface treatment.

Step 1: Cleaning the Surface

Whether the surface can go straight to seal coating, or if priming is required, the surface must be cleaned thoroughly in order to remove all loose aggregate, powder, dirt, gravel, silt, etc. In most cases, use blowers, pressure washers, steel bristle brooms, or a combination in order to get the best cleaning results.

Step 2: Prepping the Surface

After the surface is well cleaned then repairs, crack sealing, oil spot priming, and any other special treatments will be performed. Use only those products compatible with the seal coating product to be used.

Step 3: Preparing the Material

Different sealcoating mix designs may provide different benefits so determine what product is right for your application. Follow the specific manufacturer’s recommendations for material preparation including additives, mixing, etc.

Step 4: Applying the Material

As with another material handling, the sealcoating material will be applied by the manufacturer’s specifications. In most cases, seal coat products can be applied either by hand, with squeegees and brushes, or by machine. Determine the most beneficial method depending on coverage area, obstacles, or any other considerations impacting maneuverability.

Because of the amount of traffic parking lots receive, always apply two coats for added protection and durability. Find out more about our Orlando Asphalt Sealcoating services.

What’s Next?


Now that you have a newly sealed and protected parking lot, it is time to consider a long-term solution. After all, just by completing the sealcoating process, the life of the parking lot has been substantially lengthened. And that life can be extended even longer with Orlando Asphalt Sealcoating.

As with any piece of equipment, structure, roof, etc. a well-thought and properly executed maintenance plan for a parking lot will continue to add life and at the same time minimize the chances of inconvenient and costly repairs.

The team at Atlantic Southern Paving and Sealcoasting have the expertise and experience to develop a cost-effective and convenient PLMP specifically tailored to fit your needs. Atlantic Southern Paving and Sealcoasting is a specialized company that focuses on the maintenance of asphalt parking lots. Our core services are parking lot seal coating, hot rubber crack sealing, asphalt repair, and line striping for professionally managed properties.

We are unique and one of the only companies to focus exclusively on the needs of the professional property manager. Through our Parking Lot Management Service, we are a critical resource for the property manager in making sure that one of their biggest investments (their parking lots) are properly constructed, cared for, and continues to provide easy access to the properties they manage. Atlantic Southern Paving and Sealcoasting have the expertise to deliver a quality project, within budget and on time with minimal disruption for your tenants. We guarantee it for your next Orlando Asphalt Sealcoating project!


Orlando Asphalt Sealcoating

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