Asphalt repair that fixes why it failed
Potholes and failed drive lanes do not fix themselves. Landmark repairs and repaves asphalt sized to the traffic it carries.
Asphalt Repairs & Paving · Greater Central FloridaAsphalt fails differently depending on base condition, drainage, and traffic load, so a proper repair starts with knowing why a section failed, not just filling the hole. Patch work, overlays, and full repaving are all in scope.
The symptom that prompts the call is rarely the actual problem. Alligator cracking in one lane is a base that has gone soft under repeated load. A pothole that reopens every few months is water getting underneath and staying there. Edges crumbling along a drive lane are a lack of support at the edge, not a lack of asphalt on top of it. Filling any of those without addressing what caused them buys a season, maybe two.
The repair then scales to the diagnosis. A localized failure over sound base gets cut out and patched full depth. A surface that is worn but structurally intact takes an overlay. A lot where the base or the drainage has failed across large areas is a repave, and there is no patch that substitutes for one. Paying for a repave the property did not need, or patching a lot that needed the repave, are the two expensive mistakes available here.
This work is coordinated with parking lot striping and ADA path-of-travel compliance so the property gets one mobilization instead of separate vendors for asphalt and paint. Anything that changes the surface changes the layout on top of it, which is why asphalt and striping are quoted and scheduled as one job rather than two.
What's included
- Pothole and section repair
- Asphalt overlays
- Full-depth repaving where the base has failed
- Drainage correction where it is driving the damage
- Full-depth cut-out and patch over sound base
- Edge and curb support where lanes are crumbling
- Coordination with striping and ADA compliance
Questions, answered
How do you decide between a patch and a full repave?
It depends on base condition. A localized failure gets patched; widespread base failure or drainage problems usually call for a repave.
Does asphalt work close the whole lot?
No, it is phased by section like the rest of Landmark's parking lot work.
What causes asphalt to fail early in Florida?
Standing water, poor base compaction, and heavy repeated traffic in the same lanes are the usual causes.
Can this be bundled with parking lot maintenance?
Yes, repair, paving, sealing, and striping commonly run as one scope.
What does sealcoating actually do, and does my lot need it?
It is a protective surface treatment against water, sun, and oxidation, and it is genuinely worth doing on a structurally sound lot. What it is not is a repair. Sealing over failed base or standing water hides the problem for a season and changes nothing underneath.
Why does the same pothole keep coming back?
Because the hole was the symptom. A patch that reopens is almost always water reaching the base and staying there, so until the drainage or the failed base is addressed, each repair buys a few months and no more.
One Partner. Every Project.
Scope walk and a hard number before contract.