Yesterday I met with Al Martin, a UNILOCK sales representative for North America's largest brick paver manufacturer. We were discussing the challenges that the climate in southeast Michigan presents for interlocking brick pavers and modular retaining walls.
We both agree that our frequent "freeze thaw cycles" , the cycle of the ground freezing and thawing during the winter months, creates a lot of paving damage. It has been no secrete that the roads & highways in the Detroit area exhibit these damages like no other metropolitan area in the country, with Chicago a close second. I would like to comment on the effects of sub grade frost on pavements.
People enjoy the warmer weather here in Michigan during winter month's, but like most good things, there is always a price. When the ground freezes, water or moisture does not trickle down through the water table. Typically, in the Detroit area the average frozen ground depth is 3 feet. This is the reason footings for deck posts or masonry walls must be a minimum of 3.5 feet so the frost does not get below. When the top of this frozen ground starts to "thaw" due to warm weather, it becomes mushy & permeable. The soil below brick pavers, concrete, and asphalt becomes unstable and falters from loads (traffic) and voids in the subsoil. To add more salt (no pun intended) to the wound, it refreezes and traps more moisture between the frozen ground below and the surface. This freeze thaw cycle creates tremendous stress on any pavement by heaving and contracting.
It is not unusual for the Detroit and Chicago areas to experience over 30 freeze thaw cycles during the winter months (Dec thru Mar). This is probably the equivalent of 5 winter frosts versus 1 for a northern city like Minnesota. Many municipalities try to reduce the damaging effects of frost thawing by imposing "Frost Laws". These laws typically reduce the weight allowed by trucks to haul by 50%.
This background leads us to the the conversation I had with Al Martin on brick pavers & retaining walls. It is obvious why UNILOCK locates most of its brick paver manufacturing plants in Chicago, Detroit, Cleveland, New York, Ontario Canada, Toronto, etc.. . These cities fall in what I call the Frost Belt. Interlocking Brick Pavers and Modular Retaining Walls are the most economical and functional pavement for the "frost belt" over time. Repairs of brick pavers is much more economical than repairs of stamped concrete or asphalt. Over 60 years of paving stone experience & feedback has proved this throughout Europe, Australia, and North America.
Many of my clients blame their brick paver repairs on poor installation and this is not always true. Often I do see brick paver patios, sidewalks, and driveways that were poorly designed and installed. The first thing I point out to them is how many times in the last 15 years did the County or State redo that stretch of highway nearby. Usually, it has been redone twice so that is 3 different pavements, sometimes 3ft thick of concrete, that have been totally removed and replaced on average 5-6 years.
Brick pavers and retaining walls that are properly monitored and maintained will out perform any wood deck, stamped concrete or ashalt pavement. Whether you perform brick paver maintenance yourself or use a professional, you can enjoy the financial and aesthic value of paving stones for a lifetime!
May 28, 2009
May 16, 2009
The Top Brick Paver Repairs
After 25 years of installing and repairing brick pavers in Ann Arbor, I have come up with a Top List of repairs that I have seen and done. Brick Paver repairs are not uncommon in States with continued frost damage but these particular repairs are the most common.
SOLDIER COURSE SETTLING:
This particular interlocking brick paver repair is the most prevalent. This is the outside brick border that frames most brick paver patios, walkways, or driveways. It most cases, this row of "soldiers" settles or moves more frequently. The main cause is under prepping the base. Alot of installers only install the base to the exact width of the brick paver installation. When this is done, the edge restraint, plastic pvc or cement bead, is not properly installed on the same paver base material, thus this brick paver edge restraint fails and the concrete paver moves with it. It is also very important to cover the outside edge restraint with landscaping, such as, grass, ground cover, or mulch, to protect from long term erosion.
The most evident of this brick paver soldier course settling is the row of brick behind the caps of modular retaining walls and steps. Again, it is the under prepping of base behind these wall blocks. When you build up the base behind these modular blocks, you must compact carefully in 2-3" lifts. The most important step is to fill all voids or gaps with compactible base material, not sand. Over the last 8 years , the use of a geo-textile filter fabric is important to use behind these modular blocks to give added support to the base.
LOOSE PAVERS or WEED GROWTH:
This brick paver repair is the easiest to avoid, but is seldom prevented. The lock up of interlocking brick pavers occurs when the plate compactor goes over the top of the pavers, thus embedding them down in the 1" bedding course (usually a course sand). What occurs at this point is the the bedding course sand "jets up" through the joints from below. This is much like sticking your hand down into sand and the sand comes up between your fingers. The final crucial step is to then sweep an approved joint sand into all joints of your brick paver walkway, patio, or driveway, run the brick paver compactor over the entire brick installation again to jiggle down any loose sand, and then finish off with a final sweep. The joint sand keeps the pavers from moving laterally and keeps them from coming loose. Keeping the joint sand filled in the brick paver joints also helps prevent dirt or weed seeds embedding into the joints.
I will go back to brick paver installations that where installed 5 years prior, and no joint sand will be in the joints. I can stick my finger in most joints and feel the bottom of the paver. When joints are not filled, the pavers can move laterally and come loose. The most damaging effect is that water will easily come of the paver surface, tunnel down through the joints unabated, and slowly erode the the base material below.
Just 15-20 minutes of your time and $10-15 worth of joint sand each Spring to sweep your paver patio will help you avoid 100's of dollars of brick paver repairs and frustrations of a unsightly patio.
Brick Paver Dips or Waves:
This repair is usually immediately evident if a poor paver installation is performed. Keep in mind that any & all repairs are NOT the result of poor installation. The whole premise of interlocking brick pavers is to withstand the effects of winter frost or ground settling, at a minimal cost of resetting or repair. The biggest cost savings is the ability of the paver repairs service to reuse the same products, thus reducing material costs.
A poor brick paver installation can begin with a poor base preparation. Often installers cut cost & time by not excavating deep enough to install a proper base depth. A basic base material depth for patios & walkways is 4-6" and driveways 10-12". Actual base material depths vary due to weight requirements and soil conditions to name a couple. If the base material depth is compromised, your brick paver patio may not drain properly and therefore have added stress during frost periods. It is also very, very, important to compact the subsoil (dirt) prior to installing the base material on top.
Another common mistake by brick paver installers is not compacting the base in "lifts". This means they should not dump more that 3-4" thick of base material at any given time with out spreading evenly and compacting. The common brick paver compactor can not properly compact more than 4" lifts at a time. I see many contractors filling raised brick paver patios or driveways with base material over 8" high, then raking and compacting the top only! This will have an extreme effect on the performance of the brick pavers!
Another faux pas of installing paver base is not spreading and compacting in level lifts. Some paving contractors rake out, compact, and then install bedding course over a "wavy" base installation. Keep in mind that the bedding course can not make up for the uneveness of the base material in terms of long term paver performance. What you observe with base material installation will mirror the brick pavers in the future!
This is just some of the top brick paver repairs that I have seen & performed over the many years that the brick paver industry has experienced here in North America. In the fuure, I will continue my list and requirements.
SOLDIER COURSE SETTLING:
This particular interlocking brick paver repair is the most prevalent. This is the outside brick border that frames most brick paver patios, walkways, or driveways. It most cases, this row of "soldiers" settles or moves more frequently. The main cause is under prepping the base. Alot of installers only install the base to the exact width of the brick paver installation. When this is done, the edge restraint, plastic pvc or cement bead, is not properly installed on the same paver base material, thus this brick paver edge restraint fails and the concrete paver moves with it. It is also very important to cover the outside edge restraint with landscaping, such as, grass, ground cover, or mulch, to protect from long term erosion.
The most evident of this brick paver soldier course settling is the row of brick behind the caps of modular retaining walls and steps. Again, it is the under prepping of base behind these wall blocks. When you build up the base behind these modular blocks, you must compact carefully in 2-3" lifts. The most important step is to fill all voids or gaps with compactible base material, not sand. Over the last 8 years , the use of a geo-textile filter fabric is important to use behind these modular blocks to give added support to the base.
LOOSE PAVERS or WEED GROWTH:
This brick paver repair is the easiest to avoid, but is seldom prevented. The lock up of interlocking brick pavers occurs when the plate compactor goes over the top of the pavers, thus embedding them down in the 1" bedding course (usually a course sand). What occurs at this point is the the bedding course sand "jets up" through the joints from below. This is much like sticking your hand down into sand and the sand comes up between your fingers. The final crucial step is to then sweep an approved joint sand into all joints of your brick paver walkway, patio, or driveway, run the brick paver compactor over the entire brick installation again to jiggle down any loose sand, and then finish off with a final sweep. The joint sand keeps the pavers from moving laterally and keeps them from coming loose. Keeping the joint sand filled in the brick paver joints also helps prevent dirt or weed seeds embedding into the joints.
I will go back to brick paver installations that where installed 5 years prior, and no joint sand will be in the joints. I can stick my finger in most joints and feel the bottom of the paver. When joints are not filled, the pavers can move laterally and come loose. The most damaging effect is that water will easily come of the paver surface, tunnel down through the joints unabated, and slowly erode the the base material below.
Just 15-20 minutes of your time and $10-15 worth of joint sand each Spring to sweep your paver patio will help you avoid 100's of dollars of brick paver repairs and frustrations of a unsightly patio.
Brick Paver Dips or Waves:
This repair is usually immediately evident if a poor paver installation is performed. Keep in mind that any & all repairs are NOT the result of poor installation. The whole premise of interlocking brick pavers is to withstand the effects of winter frost or ground settling, at a minimal cost of resetting or repair. The biggest cost savings is the ability of the paver repairs service to reuse the same products, thus reducing material costs.
A poor brick paver installation can begin with a poor base preparation. Often installers cut cost & time by not excavating deep enough to install a proper base depth. A basic base material depth for patios & walkways is 4-6" and driveways 10-12". Actual base material depths vary due to weight requirements and soil conditions to name a couple. If the base material depth is compromised, your brick paver patio may not drain properly and therefore have added stress during frost periods. It is also very, very, important to compact the subsoil (dirt) prior to installing the base material on top.
Another common mistake by brick paver installers is not compacting the base in "lifts". This means they should not dump more that 3-4" thick of base material at any given time with out spreading evenly and compacting. The common brick paver compactor can not properly compact more than 4" lifts at a time. I see many contractors filling raised brick paver patios or driveways with base material over 8" high, then raking and compacting the top only! This will have an extreme effect on the performance of the brick pavers!
Another faux pas of installing paver base is not spreading and compacting in level lifts. Some paving contractors rake out, compact, and then install bedding course over a "wavy" base installation. Keep in mind that the bedding course can not make up for the uneveness of the base material in terms of long term paver performance. What you observe with base material installation will mirror the brick pavers in the future!
This is just some of the top brick paver repairs that I have seen & performed over the many years that the brick paver industry has experienced here in North America. In the fuure, I will continue my list and requirements.
May 11, 2009
Brick Paver Cleaning, Sanding, and Sealing
It has always astonished me that homeowner's spend a lot of money to have a brick paver patio, walk, or driveway, and then proceed to neglect the maintenance requirements of these brick pavers to enhance the aesthetic value or functionality. Some simple steps can be taken to keep your brick paver investment from losing its value and appearance.
The very basic step is to sweep jointing sand in the brick paver joints each Spring after the Winter Frost has subsided. Keeping the joints of the brick pavers filled with a proper joint sand will keep your paver patio bricks from moving and keep in tact the interlocking brick paver lock up. Keeping the paver joints filled will also keep weed seeds from falling in and establishing down in the joints where they receive protection and moisture to flourish. The most important reason to keep the paver joints filled with joint sand is the tunneling effect from run off water can produce. Water travels with the least path of resistance, so if the brick paver joints are not filled, the water will "tunnel" down these joints instead of traveling along the surface and begin damaging the sub base. It is noteworthy to mention that there is a new and improved joint sand on the market call "Polymeric Sand" which combines the proper joint sand and polymers. This paver joint sand hardens like mortar but is still flexible. This polymeric sand greatly reduces the times or amount of sweeping that is required from year to year.
Brick Paver cleaning is important for not only appearance of your brick paver patio, brick paver walkway, or brick paver driveway, but also to keep damaging weed roots, moss, and creeping grass from damaging paver joints. The obvious reason to use powerwashing, cleaners, or scrubs is to improve the aesthetic appearance of your paving stones. But the paver joints need to be free of damaging vegetation that clog joints from letting water pass through and keep the brick pavers loose from locking up. A lot of neglected paver patios, walks, and driveways need a vigorous powerwashing of all joints and then require a re-sweeping of joint sand.
The final and optional step in brick paver maintenance is Sealing of brick pavers. Most paver manufacturers lifetime warranty the structural integrity of their brick pavers. But all pavers will show signs of weathering or wear over time. "Etching", the exposure of small stones on the top, is the most visual sign of the weathering or wear of your brick pavers. These paving stones are made of high density concrete and require a special penetrating sealer. This special sealer is not available at Lowe's or Home Depot, even if they say for brick or masonry products! These thermoplastic sealers run about $115-$125 for a 5 gallon drum. Thompson Water Sealer runs about $40 for a 5 gallon drum, so do you think there is a difference? These special brick paver sealers last about 2-3 years where Thompson Water Seal may only last 3-4months. I tell my customers that the number one reason for sealing pavers is the aesthetic appearance. If you like the "wet look" of your pavers that enhances the color, then seal your pavers. Another note is if you do a brick paver sealing, there is no reason to use polymeric sand since the sealer will absorb into the paver joints and harden the sand.
I hope this brief description of the three main brick paver maintenance requirements will help you enjoy the full benefit of the investment you made in the function and appearance of your brick paver installation. Here's the Doctor, I can Help!
The very basic step is to sweep jointing sand in the brick paver joints each Spring after the Winter Frost has subsided. Keeping the joints of the brick pavers filled with a proper joint sand will keep your paver patio bricks from moving and keep in tact the interlocking brick paver lock up. Keeping the paver joints filled will also keep weed seeds from falling in and establishing down in the joints where they receive protection and moisture to flourish. The most important reason to keep the paver joints filled with joint sand is the tunneling effect from run off water can produce. Water travels with the least path of resistance, so if the brick paver joints are not filled, the water will "tunnel" down these joints instead of traveling along the surface and begin damaging the sub base. It is noteworthy to mention that there is a new and improved joint sand on the market call "Polymeric Sand" which combines the proper joint sand and polymers. This paver joint sand hardens like mortar but is still flexible. This polymeric sand greatly reduces the times or amount of sweeping that is required from year to year.
Brick Paver cleaning is important for not only appearance of your brick paver patio, brick paver walkway, or brick paver driveway, but also to keep damaging weed roots, moss, and creeping grass from damaging paver joints. The obvious reason to use powerwashing, cleaners, or scrubs is to improve the aesthetic appearance of your paving stones. But the paver joints need to be free of damaging vegetation that clog joints from letting water pass through and keep the brick pavers loose from locking up. A lot of neglected paver patios, walks, and driveways need a vigorous powerwashing of all joints and then require a re-sweeping of joint sand.
The final and optional step in brick paver maintenance is Sealing of brick pavers. Most paver manufacturers lifetime warranty the structural integrity of their brick pavers. But all pavers will show signs of weathering or wear over time. "Etching", the exposure of small stones on the top, is the most visual sign of the weathering or wear of your brick pavers. These paving stones are made of high density concrete and require a special penetrating sealer. This special sealer is not available at Lowe's or Home Depot, even if they say for brick or masonry products! These thermoplastic sealers run about $115-$125 for a 5 gallon drum. Thompson Water Sealer runs about $40 for a 5 gallon drum, so do you think there is a difference? These special brick paver sealers last about 2-3 years where Thompson Water Seal may only last 3-4months. I tell my customers that the number one reason for sealing pavers is the aesthetic appearance. If you like the "wet look" of your pavers that enhances the color, then seal your pavers. Another note is if you do a brick paver sealing, there is no reason to use polymeric sand since the sealer will absorb into the paver joints and harden the sand.
I hope this brief description of the three main brick paver maintenance requirements will help you enjoy the full benefit of the investment you made in the function and appearance of your brick paver installation. Here's the Doctor, I can Help!
May 6, 2009
Brick Paver Repairs in Ann Arbor
After 25+ years of brick paver design, installations, repairs, and cleaning & sealings, I have become one of Ann Arbor's top expert in the brick paver industry. From Unilock to Fendt, I have designed, installed, and repaired them all. The brick paver market has matured over the past 25 years and all the feedback is now in.
Even though the interlocking brick paver introduction has been in Europe for over 60 years and has worked its way into North America through Canada, the US market is now over 25 years old. From my experiences installing and studying the effects of winter frost, I have gathered the knowledge and expertise to design, install, or repair brick pavers in a more permanent technique. Maintenance will always be a requirement but long term costs can be reduced with proper design, installation, and maintenance.
With the 10's of thousands of brick paver installations in just the Ann Arbor area there is an immediate need for maintenance and repair services. My goal is to correct and beautify the functionality and aesthetics of brick pavers in Ann Arbor and surrounding cities. Call today for a Free Estimate (734)657-4690
Even though the interlocking brick paver introduction has been in Europe for over 60 years and has worked its way into North America through Canada, the US market is now over 25 years old. From my experiences installing and studying the effects of winter frost, I have gathered the knowledge and expertise to design, install, or repair brick pavers in a more permanent technique. Maintenance will always be a requirement but long term costs can be reduced with proper design, installation, and maintenance.
With the 10's of thousands of brick paver installations in just the Ann Arbor area there is an immediate need for maintenance and repair services. My goal is to correct and beautify the functionality and aesthetics of brick pavers in Ann Arbor and surrounding cities. Call today for a Free Estimate (734)657-4690
May 4, 2009
Time to Repair, Clean, or Seal your Brick Pavers
May is here and it time to repair, clean, or seal your brick pavers or retaining walls. The hard winter frost that we experienced this past winter in Michigan is now gone and dried up. May is the best month to begin any maintenance on your brick paver patio, walk or driveway.
The soft ground has now hardened enough to reset any pavers that may have settled from the tremendous flexing of the winter frost. It is now time to sweep approved joint sand in all the paver joints to keep the brick pavers from moving, weed seeds from settling in, and deter water tunneling. The one maintenance each spring on brick pavers is joint sand sweeping. Cleaning is only required if you neglected the brick pavers and allowed dirt and weeds to take over the joints. Also, moisture stains or moss may be overtaking the beauty of the brick pavers surface. High pressure powerwashing may be required to clean out the joints and paver surface. After a thorough powerwashing is complete and dried, an approved joint sand should be swept in.
In the past few years, there has been a great improvement in the joint sand swept in the brick paver joints. Not only has there been an expansion in colors, but an improved product has come to pass. This new joint sand product is Polymeric Sand. This joint sand is mixed with polymers, which after getting wet, the sand bonds hard, much like mortar in the joints but flexes to the subtle paver movements. This bonded sand also keeps weed seeds from establishing and also keeps you from tracking sand into the house or pool.
The final option for brick pavers is the application of an approved Sealer. This is not any sealer that you can purchase at Lowe's or Home Depot. This very high quality and long lasting sealer has thermoplastics in it to withstand the outside elements. Usually sealing brick pavers is optional but I am an advocate of its use. First, it gives the brick pavers the "wet" look which enriches the color appearance. Second, it keeps the brick pavers from "etching" which is the exposure of the stones in these high density concrete pavers over time & weathering. Lastly, it hardens the regular joint sand in the paver joints which gives you the same benefits of the polymeric sand explained above.
Routine and minimal maintenance on your brick pavers will give you many years of aesthic beauty and functionality. Much like replacing the roof on your house, if you neglect the surface (top), the rest will come crashing down.
The soft ground has now hardened enough to reset any pavers that may have settled from the tremendous flexing of the winter frost. It is now time to sweep approved joint sand in all the paver joints to keep the brick pavers from moving, weed seeds from settling in, and deter water tunneling. The one maintenance each spring on brick pavers is joint sand sweeping. Cleaning is only required if you neglected the brick pavers and allowed dirt and weeds to take over the joints. Also, moisture stains or moss may be overtaking the beauty of the brick pavers surface. High pressure powerwashing may be required to clean out the joints and paver surface. After a thorough powerwashing is complete and dried, an approved joint sand should be swept in.
In the past few years, there has been a great improvement in the joint sand swept in the brick paver joints. Not only has there been an expansion in colors, but an improved product has come to pass. This new joint sand product is Polymeric Sand. This joint sand is mixed with polymers, which after getting wet, the sand bonds hard, much like mortar in the joints but flexes to the subtle paver movements. This bonded sand also keeps weed seeds from establishing and also keeps you from tracking sand into the house or pool.
The final option for brick pavers is the application of an approved Sealer. This is not any sealer that you can purchase at Lowe's or Home Depot. This very high quality and long lasting sealer has thermoplastics in it to withstand the outside elements. Usually sealing brick pavers is optional but I am an advocate of its use. First, it gives the brick pavers the "wet" look which enriches the color appearance. Second, it keeps the brick pavers from "etching" which is the exposure of the stones in these high density concrete pavers over time & weathering. Lastly, it hardens the regular joint sand in the paver joints which gives you the same benefits of the polymeric sand explained above.
Routine and minimal maintenance on your brick pavers will give you many years of aesthic beauty and functionality. Much like replacing the roof on your house, if you neglect the surface (top), the rest will come crashing down.
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