Simply Stripe provides commercial sealcoating for parking lots, private roads, HOA communities, warehouses, and retail centers throughout Melbourne and Brevard County. Florida pavement takes a beating that pavement up north never sees — year-round UV, daily summer downpours, salt air near the coast, and heat that softens asphalt and opens it up to water. Sealcoating puts a protective barrier over that surface before the damage gets structural.
What Sealcoating Actually Protects Against
Asphalt fails from the top down. The binder that holds the aggregate together oxidizes under UV exposure, turns gray and brittle, and starts releasing stone. Once that surface opens up, water gets into the base and base failure is what turns a maintenance job into a repaving job.
UV oxidation that dries out the asphalt binder and fades the surface to gray
Water penetration through surface pores and hairline cracks into the base
Oil, fuel, and hydraulic fluid that dissolve binder in parking stalls and loading areas
Traffic wear in drive aisles, turn radii, and dumpster approaches
Our Sealcoating Process
Prep surface by removing all loose debris. This is done via power brooms, blowers, and in the worst cases a driven sweeper.
Add primer to any oil spots to promote adhesion of the sealcoat material.
Apply sealcoat via brush or spray. Spray method always includes two coats.
Secure the area. Use cones, flagging tape, signs, and other necessary methods to keep vehicles and pedestrians off of the sealcoated pavement until it has fully cured.
Return to the job site after sealcoat has cured to verify proper bond and check for any touch ups that may need to be made.
Remove cones and other barricades and leave job site clean of any debris.
Phased Scheduling for Occupied Properties
Simply Stripe will provide phase plans for our customers with aerial maps and dates to keep work areas and available parking organized.
Recent Sealcoating Projects in Brevard County
Alamanda Key, Fountains Assisted Living, Habitat for Humanity
Sealcoating across Brevard County
Melbourne — Our home base. Retail centers, apartment communities, and office parks across Melbourne and West Melbourne.
Palm Bay — Sealcoating and striping for HOA communities, private roads, and commercial lots throughout Palm Bay.
Titusville — North Brevard commercial lots, industrial properties, and community associations.
Rockledge — Sealcoating for offices, retail, and residential communities in Rockledge.
Cocoa — Commercial parking lots and private roads throughout Cocoa and the Route 520 corridor.
Cocoa Beach — Beachside properties where salt air and sun break down asphalt faster. Condo associations, hotels, and retail.
Cape Canaveral — Condo communities, port-area commercial lots, and beachside properties.
Viera — Newer commercial developments, medical offices, and master-planned community roads.
Patrick SFB — Sealcoating and striping on base with badged crews.
Kennedy Space Center — Badged crews for pavement work at KSC facilities.
Cape Canaveral Space Force Station — Sealcoating and pavement markings at CCSFS.
Frequently Asked Questions
How often should a commercial parking lot be sealcoated in Florida?
Most Brevard County commercial lots do well on a two to three year cycle. Heavy-traffic lots, lots with no shade, and beachside properties may need it sooner. New asphalt should be allowed to cure before its first application, then get on a regular cycle from there.
How long will my lot be closed?
Cure time depends on temperature, humidity, and sun exposure. Plan on a coated section being closed for 24 hours, and longer in cool or shaded conditions. We phase larger lots so only part of your property is down at a time and you never lose all your parking at once.
Do you stripe after sealcoating?
Yes. Sealcoating and striping are one project for us. Coating over old lines and walking away is not a finished job — you get fresh, correctly laid out stalls, ADA spaces, arrows, crosswalks, and fire lanes once the sealer has cured.
Will sealcoating fix my cracks and potholes?
No. Sealcoating is a protective surface treatment, not a structural repair. Cracks get cleaned and filled and potholes get patched as separate steps before any coating goes on. If your pavement has failed down into the base, we will tell you it needs repair or resurfacing instead of selling you a coating that will not hold.
What is the best time of year to sealcoat in Brevard County?
We sealcoat year-round here, but application needs dry weather and the right surface temperature. Summer afternoon storms are the main scheduling challenge, so summer work often gets planned around morning windows. Fall through spring generally gives the most predictable cure conditions.
How much does commercial sealcoating cost?
Pricing is based on square footage, surface condition, how much crack filling and patching is needed, access, and whether the work has to be phased around occupied parking. We measure the lot and give you a written scope so you can see exactly what is included.
Do you work with HOAs and property management companies?
Yes. Much of our work is for HOAs, property managers, retail centers, assisted living communities, and commercial developers across Brevard County. We can provide a written scope and phasing plan suitable for board or corporate approval.
Why does my lot look gray and start losing stone?
That is UV oxidation. Florida sun dries out the asphalt binder that holds the aggregate together, so the surface fades and begins releasing stone. Once the surface opens up, water starts reaching the base — and base failure is what turns a maintenance job into a repaving job.
Do you sealcoat residential driveways?
Yes we sealcoat residential driveways as well as commercial parkings lot and roads.