Commercial asphalt contractor
Commercial Paving in Orlando & Central Florida
Driveways Express paves, resurfaces, repairs and sealcoats commercial parking lots, HOA roads and truck yards for property managers and owners from Orlando through Polk County to east Tampa. Family-owned, paving since 1990. Call (856) 313-4475 or send the form for a written proposal.
Call or text (856) 313-4475
Who we work with
If you are responsible for pavement, we are the call. Equal attention whether it is 20 spaces or 20 acres.
Property managers and HOA boards
Private roads, guest parking, clubhouse lots, phased schedules and written proposals your board can act on.
Retail centers, restaurants and dealerships
Lots that stay open while we work. Clean black asphalt that makes the front line look right.
Churches, schools, apartments and offices
Scheduled around services, classes and residents. Entrances and dumpster pads built to last.
Warehouses, yards and industrial
Truck courts, dock approaches, trailer parking and equipment yards in heavy-duty asphalt or compacted millings.
Parking lot paving and reconstruction
New lots for new buildings, and full reconstruction for lots whose base has failed. We excavate, build and compact a limerock or crushed-concrete base, set positive drainage to inlets and swales, and place hot-mix asphalt in the thickness your traffic needs. Car parking gets a standard section; entrances, drive aisles, dumpster pads and dock approaches get a heavier one, because that is where lots fail first.
- Site prep, grading and base construction
- Drainage corrections before paving
- Heavy-duty sections for trucks and dumpsters
- Phased pours to keep the property open
Resurfacing (mill and overlay)
If the base is sound but the surface is oxidized, rough or cracked, an overlay gives you a new lot for a fraction of reconstruction cost. We repair failed sections first, mill at transitions and curbs so drainage still works, apply tack and place new asphalt. Most overlays are done in phases over a few days so tenants and customers keep parking.
Not sure whether your lot needs an overlay or a rebuild? That is the first thing we figure out on the site visit, and we put both options in writing when both make sense.
Pothole repair, patching and crack filling
Open potholes are a liability. We saw-cut the failed area, remove the broken asphalt and loose base, compact new base, and place hot-mix flush with the surrounding surface. Alligator-cracked sections get the same treatment. Cracks wide enough to take water get hot-applied filler so storms stay out of the base.
- Cut-and-replace pothole repair
- Alligator-crack section rebuilds
- Hot-applied crack filling
- Low-spot and drainage corrections
Sealcoating and maintenance plans
Florida sun is brutal on asphalt. Sealcoating every two to three years, with crack filling at the same time, is the lowest-cost thing you can do to protect a lot and keep it looking maintained. We set up a schedule, phase the lot so it never fully closes, and keep records so you can budget years ahead. Ask about striping when we quote your lot.
- Crack fill and sealcoat on a 2-3 year cycle
- Pothole repair between cycles
- Phased sections, 24-hour turnaround per section
- Documented schedule for budgeting
HOA private roads and shared drives
Communities that own their streets have to budget for them. We resurface or reconstruct private roads street by street so residents keep access, rebuild failed base before overlaying, and recommend a sealcoat and crack-fill interval that pushes the next repave as far out as possible. Boards get a written proposal with options, and we coordinate notices through your management company.
- Street-by-street phasing with resident access
- Failed-base sections cut out and rebuilt before overlay
- Speed humps, aprons and cul-de-sac turnarounds
- Guest parking, clubhouse and amenity lots
How much does commercial paving cost in Orlando?
It depends. Here is what actually drives the number, so you can read a proposal intelligently. We do not quote from the phone; we measure and send a written proposal.
Square footage and scope
Overlay versus reconstruction is the biggest swing. Removal and base work cost more than adding a surface over a sound base.
Base and drainage condition
Soft base, standing water and failed sections have to be fixed first or the new asphalt will not last. We probe and tell you what we find.
Traffic and asphalt thickness
Truck courts and dumpster pads need heavier sections than car parking. We design per zone, not one thickness everywhere.
Phasing and access
Working around an open business, tight access or night work changes crew time. Tell us your constraints and we build the schedule around them.
Commercial work
Commercial paving FAQ
How much does it cost to pave a parking lot in Orlando?
It depends on square footage, whether we overlay or remove and rebuild, base and drainage condition, asphalt thickness for the traffic you carry, phasing requirements and site access. Heavy-duty truck areas cost more per square foot than car parking. We measure the lot, assess the base and send a written proposal with options so you can budget accurately.
How long will my parking lot be closed?
Usually not all at once. We phase most lots so part stays open throughout the project. Sealcoating a section typically needs 24 hours before traffic returns; overlay and new asphalt can take traffic in one to two days. Full reconstruction takes longer per section. You get a phasing plan and schedule with the proposal.
Can you pave in phases so we stay open?
Yes. Phasing is standard for retail centers, apartment communities, churches, schools and medical offices. We divide the lot into sections, keep entrances and ADA access open, work early mornings, overnight or on your slow days, and coordinate with tenants or residents. Tell us your constraints and we build the schedule around them.
Do you offer parking lot maintenance plans?
Yes. A typical plan is crack filling and sealcoating every two to three years with pothole and patch repair between cycles, scheduled in advance and documented so you can budget. Maintenance costs a fraction of a repave and can push a full reconstruction years down the road.
What do I need to send to get a parking lot bid?
The property address, a contact, and what you think you need (repair, sealcoat, overlay or repave). Site plans or past paving records help but are not required. We visit the property, measure, check base and drainage and send a written proposal. Ask for any documentation your company requires when you request the bid.
Do you work with HOA boards?
Yes. We provide written proposals with options and pricing that a board can review and vote on, answer questions on a call with the board or management company, phase the work by street so residents keep access, and coordinate homeowner notices through your manager. HOA roads and amenity lots are a large part of our commercial work.
Do you do line striping?
Ask about striping when we quote your lot. The main work we do is the asphalt itself: paving, overlay, repair, crack filling and sealcoating. We will cover striping options for your project when we put the proposal together.
Overlay or full reconstruction: which does my lot need?
An overlay adds new asphalt over a sound base after repairing failed sections. It is faster and costs less, but only works if the base is solid. Reconstruction removes the old asphalt, rebuilds and compacts the base and paves new. It costs more and lasts longer. We probe the base and tell you which one fits in the written proposal.
Commercial paving across Central Florida
Need a proposal for your lot?
Send the address and we will walk it, measure it and put options in writing.
Request a commercial proposal
Property address, a contact and what you think you need. We walk the lot and send a written proposal with options.
- 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: drivewaysexpress01@gmail.com