3, 2, 1, ...Let's GO! Brick Paver Repairs

As Michigan flutters between Winter & Spring this week, the rush by homeowners to begin there Spring projects is ready to explode.  The anticipation of Winter ground frost exiting the earth is teasing and slow this March in Southeast Michigan.  Once it is clear, the seasonal madness of brick paver repair, installation, cleaning & sealing, and maintenance will begin!

Each day the weather is warm or sunny, my phone line is busy.  Each day the weather is snowy & gray, my leads come to a halt!  The reality is that Spring is coming soon and to wait will only delay a homeowner's time frame for having their brick paver restoration project completed.

Many proactive homeowners have contacted or contracted with us since late January to insure an April or May completion of work.  The position on the calendar is more important than the current weather outside.  Spring will come fast! 

From 0 to 60 we will be in full brick paver production in a few weeks.  As always, if you require some type of brick paver repair or installation services, hire a qualified and reputable brick paver contractor over an inexperienced landscape contractor or handy man service.  See you soon!

Brick Paver Patio Sealed in Ann Arbor

Sealing Brick Pavers should be performed by a Qualified & Experienced Contractor

We completed this Brick Paver Sealing of a paver patio in Ann Arbor this past week.  This paver patio was installed by another brick paver contractor only a year ago. The homeowner was frustrated with the original installing contractor because they had no interest in cleaning and sealing the patio they installed.

With a little prodding by the homeowner, the original installing contractor finally gave them a quote that was twice the cost of our quote.  The homeowner was fully aware that the contractor was not interested in performing this service and just tossed out a high quote.  We were here again to meet a homeowner's need at a very reasonable price!

 I see this all the time where a brick paver or landscape contractor is only interested in installing brick pavers and do not offer affordable & timely after services that homeowner's need.  Oh, they will do the job if you are willing to pay the high quote they throw out there! 

True brick paver contractors will not only give you a competitive quote, they will schedule your brick paver repairs, cleaning, sanding, sealing, etc.. like any other project.  They will also offer a seasonal maintenance program that will offer long-term performance and appearance of your brick pavers.  For homeowners on a tight budget, they will educate their clients on how to perform these paver maintenance services themselves.
 
This brick paver patio needed a general cleaning and the removal of one stained area in the middle.  The paver patio was re-sanded and we returned a day & half later when all was dry.  We carefully applied an approved brick paver sealant to this paver patio including the bordering sitting walls & pillars.

Fall is still a good time to clean & seal brick pavers.  Our pricing for these paver services are typically 15-20% cheaper than our Spring prices.  As long as temps are over 50 degrees, sealing pavers can be performed safely.  Other than budgeting for paver services, there is no advantage in waiting until Spring.

Severely Neglected Brick Paver Walkways are Restored

Homeowner was overwhelmed and gave up on Brick Pavers but we did not!

Upon my arrival to this bid, I really did not think the homeowner was serious in restoring these brick paver walkways since they had been severely neglected.  It is not the first time I have witnessed such disregard of maintaining brick pavers, but the extent of neglect was severe.



 The good news was that we can restore these paver walks to there original beauty & function.  The homeowner had doubts but I assured her that it may even look better than the day it was installed. Our goal is to bring back the homeowner's confidence for using brick pavers that they originally believed in.

The homeowner had maintained these walkways for many years, but over the past few years many personal situations became more priority.  The homeowner was unaware that any contractor offered a seasonal maintenance program for brick pavers.  Their past brick paver installer was not interested in addressing any paver repair or cleaning services. In fact, they never even got back with an estimate on restoring the current pavers.  This is where my crew and I stepped in and came to the rescue!


When brick pavers are in this condition, it is imperative that they be completely lifted up and re-installed.  The organic matter from the weeds, grass, and soils in the joints have to be completely removed.  We concluded that @60% of the brick paver walks on this job site needed complete re-installation.  The other stretches of pavers needed paver surface & joint cleaning, new joint sand, re-compaction, and touch-up repairs.

 We also removed all the raised plastic edge restraint and replaced with the tired-and-true hidden cement bead.  Michigan frost does a number on edge restraints and after 30 years, the hidden cement bead edge restraint has performed the best.  Also, it is the easiest & least costly to repair if needed .



The end result of this paver restoration project was total redemption for brick pavers!  The homeowner who has been strong through her challenging times, was very emotional about the results we achieved.  We will be returning next Spring to perform Phase 2 restoring a paver patio & additional paver walks.  At that time, we will perform our Spring maintenance service on the completed Phase 1.  The homeowner is pleased to know that we will be there to maintain for future years and she can avoid any costly restoration expenses.

Brick Pavers Maintenance Tips to do this Fall

Simple Paver Maintenance tasks will insure long term performance

 Fall has arrived and as you begin to do your lawn & landscape pre-winter maintenance tasks, do not forget about your brick paver patio, walkway, porch, steps, driveway, etc.. .  There are some simple paver maintenance tasks that need to be performed in the Midwest before Winter.  If your prior brick paver contractor or landscaper did not properly educate you on these needs, I am here to help you.

 Here is an earlier article I posted regarding Winter Maintenance for Brick Pavers that will help insure endless years of beauty & function of your paver patios, walkways, and driveways.  After 29 years of experience, analysis, & visual feedback, I have spent more time educating my clients on paver maintenance requirements that in turn leads to the reduced need for added future paver repair services. 



I would like to expand on a couple of my paver maintenance tips from the earlier post so we can keep up with the ever evolving feedback I witness and receive back from clients.

The first piece of advice is to remove ALL items from your paver patio, walkway, etc.. that will stay stationary over the Winter.  This includes your patio table.  Each Spring I witness patios with 4 sunken pavers where each leg of the table meets the paving stones.  Just place your patio table in your landscape beds or lawn for the Winter. Do Not forget to remove the umbrella base too!  I am often asked about the grill since most people still use there's during the Winter months.  Just try to relocate (roll) slightly a few times during the winter so the legs & wheels do not stay on the same paving stones all Winter.

Second, touch up sweep any brick paver joints that lack joint sand going into the Winter.  We want to make sure that water during any rains or melt-off this Winter will flow over and off the pavers, not down into the joints.   If you have a raised paver patio with a modular wall block & cap on the outside perimeter, pay special attention to the joint between the outside brick paver and the block cap. This is the same for pavers inside block caps of paver steps and porches.

I am very passionate about the brick paver industry and I never install, repair, or restore a brick paver project with the intent to have to come back and repair.  My goal is to functionally create or bring back to life a paver patio, walkway, driveway, etc.. , educate the customer on maintenance needs they can easily perform themselves, and then be there when the customer needs our brick paver services.

Push to complete Fall Brick Paver Restorations in Full Gear

Completing Paver Repairs prior to Winter in Michigan is Essential

Our Fall season push for completing Brick Paver repair, sanding, cleaning, and sealing is in full gear.  Fall restoration of paver patios, walkways, driveways, paver steps, etc.. is essential to be completed prior to late Fall rains & Winter ground frost.  Both rain and ground frost are the biggest contributors to expanding the occurrence and size of paver repairs.

Compromised or settled brick pavers & retaining walls are stretched to their limits if left unattended or not properly reset.  Water flowing into settled pavers areas & paver joints results in face paced erosion and further damage.  Winter ground frost will heave and expand the structure and if the brick pavers or retaining walls are not properly set,  the whole interlocking paver system will begin to fail.

Before

When I am bidding in the Fall, I often hear the response from homeowners that "we may wait until next Spring to have this done".  This can be a costly mistake.  Aside from the compromised areas increasing in size and thus more labor or material costs, Fall prices are usually less than Spring prices for services.  Most brick paver and landscape contractors in Michigan are slowing up in demand for services in the Fall.  Once Spring arrives, the demand is incredibly high and the pencil is not so sharp! 

After

I also explain to my customers that usually after Jan 1, our renewals for businesss, auto, workmans comp,& liability insurance occur. These costs are always rising.  Crew member wages usually increase beginning each Spring too. Labor is the largest cost variable in our brick paver services.

This past week we performed some brick pavers restorations that not only improved the performance & appearance of their pavers, but insured that their cost for repairs will not increase by waiting until Spring.  When Spring arrives, these homeowners will enjoy their newly restored pavers and not have to wait to have done when the weather breaks.  Most important is the cost savings having done in the Fall versus the Spring!

Sealed Paver Patios & Walks still need Spring Sand Sweeping

Sealing Brick Pavers enhances colors and protects from weathering

I have been educating my clients for almost 30 years that sealing of brick pavers is for enhancing the color of their paving stones or modular retaining wall blocks and caps. Aesthetics is the key reason for deciding to seal your pavers.  While giving your brick paver patio, walkway, driveway, porch, etc.. the "wet", gloss, or matte look, slowing down the effects of weathering is another valuable benefit of sealing. 

Many inexperienced and misleading landscape contractors have convinced customers that sealing their brick paver patios will also permanently harden the sand in the paver joints, eliminating the growth of weeds or the need to sweep joints in the future.  This can not be further from the truth!

Over time brick paver sealants or joint stabilizers, whether applied as a liquid or swept in as a solid,
will break down in the paver joints due to winter frost, erosion, or ground movements.  Paver joints absorb the movement of the interlocking pavement system and that is one of the keys to its success and performance.

Sealed paver joints are no exception.  They will loosen over time and require refilling of paver joint sand. Time is a variable due to weather, erosion, climate, and frost conditions. It is not necessary to reseal the paver joints when re-sweeping.  Keep up will refilling your paver joints with the proper joint sand and reseal your paver patio, walkway, driveway, porch, etc.. when necessary for the paving stones which is usually every 2-3 years (or summers). 

Sand sweeping of paver joints will be a continued routine maintenance of sealed brick paver installations.  Do not have your pavers sealed because you are under the impression you will not have to have joint sand swept in periodically.  If you keep your paver joints filled with clean joint sand, and not dirt & organic matter, you will greatly reduce any evidence of weeds.

A Paver Patio NOT installed by a Brick Paver Specialist

The other day I did a brick paver repair estimate for a paver patio in Ann Arbor. I immediately knew that this brick paver patio was NOT installed by a brick paver specialist. It was no surprise the client informed me that the Landscaper they hired installed this paving stone patio.

The first an foremost sign that an inexperience brick paver contractor installed this sub par paver patio is the absence of a soldier course row around the perimeter of the paver installation.  A soldier course row is usually the larger rectangular shape paving stones of the pattern, laid like a "row of soldiers", used to secure & frame the interlocking brick pavers.

The perimeter of most brick paver installations need a whole paving stone on the outside frame to better secure the diamond cut pieces of the pattern. Cut pieces will definitely sink or move if left on the outside edge of paving stones. Also, the paver edge restraint, whether plastic pvc or cement bead, will perform better.

The real advantage of "framing" your  brick pavers patio, walk, driveway, etc.. is the improved design appearance of the finished edges. Look all around your home for finished edges, tops, or bottoms, like trim molding, door & window jams, mason soldiers & ledges, and more. Not only are these "finished edges" functional but also ascetically pleasing. Your interlocking brick paver installation must have the same!

The second sign of this paver patio installation being installed by an inexperience landscaper is the rolling down of the paving stones on the outside edges. All too often, landscaping crews do not prep far enough out from the outside edges of the interlocking brick pavers.  Therefore, the outside edges will settle or "roll down" from the rest of the paving stones since the paver base material past the edges was not prepped or even installed.

For brick walkways, 4-5" minimum prep is needed past the edges of the interlocking pavers. Paver Patios minimum prep is 8"-10" and Paver Driveways 10-12" prep of base material past the edges of the paving stones. This will not only help prevent the ever noticeable edge "roll down" by inexperienced brick paver contractors but also give your paver edge restraint the proper base to be installed upon.

When getting estimates on your interlocking brick paver or retaining wall installations, make sure you do some research on the experience of the brick paver contractor you are hiring. Not all landscapers are inexperienced in installing paving stones, but a majority just add this service to their expanded repertoire.  Brick paver specialists and experts will perform all the major detail work and prep that will insure a long-term success of performance & appearance.

Paver Repair and Installation #1 Tool

The number one tool in repairing or installing brick pavers and retaining walls is the simple "contractor's level" or "transit".  It amazes me how most landscapers and "wanna-be" brick paver installers do not utilize this amazing tool! It is a minimum requirement for installing or repairing interlocking brick pavers and modular retaining walls.

Brick paver patios, walkways, driveways, and retaining walls require some expertise in dealing with grades, slope, and pitch.  When properly used, this contractor's level or transit can solve a lot of these challenges with ease.  Landscapers and brick paver contractors who "eye ball" or use string lines with bubble levels are asking for trouble, which in turn, means trouble for the homeowner!

We are currently finished a brick paver patio repair in Saline where the center of the patio was installed 5" above the height of the basement walkout. The water pitched back to the house and water has seeped into the basement.  When the homeowner called the landscaper who installed the paver patio, their solution was to install a drain box at the doorwall to catch water flowing back towards the house.  ARE YOU KIDDING ME! Install the paver patio with a positive pitch!  The drain failed and because these homeowners were not the original owners who hired this so-called brick paver contractor, there was no warranty on the workmanship.

When installing a paver patio, the good rule of thumb is to achieve a 1inch pitch or slope per 10 ft to insure a perfect pitch without noticing the slope to the naked eye.  This pitch ratio is not etched in stone and factors may modify this parameter.  In the end, positive pitch is the minimum requirement for a good draining brick paver installation. Here you will see our finished paver patio with a new positive pitch out into the yard!

The contractor level or transit is the first tool a "real" brick paver contractor needs to use when installing a brick paver or retaining wall installation.  We also use it with most of our paver repairs so we can better solve our customers paver repair problems. It is usually the first item we set up on our interlocking paver installations, repairs, or patio replacements, well maybe second to setting down our lunch boxes & coffee thermos!

Paver Repair or Paver Installations ?

After 27 years in the interlocking brick paver and modular retaining wall industry, I have finally fine tuned the paver services that best fit my paver expertise and customer needs. So it begs the question, Do I perform paver repair or paver installations?

The largest customer need in this maturing brick paver industry is the need for brick paver repair, cleaning, sealing, replacement, and on going paver maintenance.  Brick Doctor Bill's main focus is the fore mentioned customer needs. Ed Bryant, the owner of Unilock, Inc. told me 12 years ago that a maturing brick paver and retaining wall market will have a tremendous need for paver repair and maintenance services, much like, the maturing markets of wooden decks and cement work.

When the new housing market was booming, most of us brick paver contractors turned all our efforts & resources to installing paver patios, walkways, driveways, retaining walls, etc... at a tremendous rate.  All to often, the past customer needs for touch-ups or paver maintenance services where put off in an untimely manner or ignored by most brick paver contractors. I fear that when the housing market improves, that this much need niche will be ignored again.

Brick Doctor Bill is centered around the paver repair, replacement, clean & seal, and maintenance service that most customers desperately seek. This has been the fine tuning of my brick paver services the past 3 years.  It takes a brick paver expert & specialist to perform these services using updated & quality techniques that the prior brick paver contractor may have missed.  All paver repairs are NOT the result of poor paver installations.

Every day I am tempted with brick paver installation calls and requests.  It is very hard not to be tempted by doing a $10,000 installation job over a series of $500 paver repair jobs.  But I have to admit that the paver repair work is very rewarding for both the customer and myself.  When you install a larger paver patio in Ann Arbor, the anxiety of both customer (cost) and brick paver contractor (time & performance) can get the best of both of them.  I would briefly estimate in the past that about 20% of the time both the customer & contractor did not feel completely rewarded at the end of the paver project.  My experience with the paver repair business has been pretty much 100% customer & contractor satisfaction.

Due to the high demand for my paver installation services, I have limited the number of paver installations I perform in a year.  A brick paver installation that I will perform must be a good fit for both the customer and my business.

The most important aspect in a brick paver installation is to best meet the customer's needs & objectives. I must have a feel that this is a very necessary and functional need for the client and it is not "breaking the bank" because they must have.  Next, I must have some flexible control over the needed paver design to insure the proper use of interlocking pavers and modular retaining walls for long-term success & beauty!  Finally, I must be able to meet an acceptable time frame so that the customer needs will be met.  I am very upfront at the beginning about my schedule and expected time frame of starting.  These current parameters have made the limited number of paver installations I perform each year more rewarding for both the customer and myself.

One example of a brick paver installation request that I will not do and I get several times a year is "I need to fill this area in because I can not get grass to grow there!".  Brick Pavers is one of the more expensive pavements to install. Most often I  just instruct them to install mulch or stone mulch. Everyone wants brick pavers! but when the cost out weighs the benefits, it makes no sense to have them installed.

I also want to state that when it comes to Brick Doctor Bill selecting and performing brick paver or retaining wall installations, I do NOT just select "large" projects (over $10,000). In fact, I usually prefer mid-size (under $10,000) to small projects (as low as $500). Large paver projects tie up too much time & resources. Mid- size paver projects can be rewarding if both client and paver contractor are on the same page and function and beauty is at the top of that page.

The most rewarding work is the small paver or wall projects that range from $500 to $3,000. Much like my paver repair services, these seem to be the most satisfying for both the client and myself.  Usually a small project meets an immediate need and does not "break the bank" and I am easily able to complete this brick paver service in a timely manner.

So, when I am asked what type of work Brick Doctor Bill performs? My answer is the type of brick paver services that will best meet a customer's need and best fits the brick paver expertise I offer.  I continue with paver repair services and limited paver installations because it is a business model that works for Brick Doctor Bill and his clients!

Paver Patio and Step Repair & Cleaning completed!

We just completed this Paver Patio and Step Repair in Ann Arbor this week.  Our earlier post showed the before pictures of this extreme brick paver repair.  The homeowner was ecstatic with the results by Brick Doctor Bill's attention to detail and paver restoration.

After removing all the brick pavers, recompacting the sub base, adding more base, cleaning the paving stones, re-installing the paver patio & step pads, and sweeping in polymeric sand, the end result is a rejuvenated hardscape installation that they can enjoy for years to come!

The drainage issues are now resolved and the customer can now look out their walkout basement during their next party and not see such an eye sore.  Aside from the obvious safety issues, the repaired paver patio is now functional for entertaining and relaxing.

These paving stones are over 12 years old and are beginning to exhibit signs of weathering and wear.  Brick Doctor Bill will be returning in a couple of months to spot clean and seal the paver patio and paver steps with an approved brick paver sealant.  This will help restore the old color and aesthetics of the original paving stones.