Repair and Maintenance
MOST (ALL) SEGMENTAL BRICK & PAVER MANUFACTURERS WILL TELL YOU THAT REGULAR MAINTENANCE INCLUDING REPAIRS, CLEANING, SEALING, AND JOINT SAND STABILIZATION IS RECOMMENDED ON A REGULAR BASIS - EVERY 3-5 YEARS.
As a hardscape project ages, the cost to renovate grows. Call our office to discuss maintenance costs as a budget on both residential and commercial projects. The longer you wait - the more expensive it is for us to erase time.
These are just examples of the condition of most hardscapes when we show up to the project. The one below is after cleaning
Go ahead - do it yourself, The guy with the orange vest said "everybody buys this stuff." Sounds easy! It is if you have 49 years of experience, thousands of dollars in equipment and a trained staff of experienced certified technicians.
It's easy for us to get used to something over time. A slow progression of deterioration with your hardscapes over a few years just doesn't catch your eye. But once you see the finished difference - you're going to say "why didn't I do this sooner." General maintenance on hardscapes is a certain thing. The environmental impact on your exterior hard surfaces is never ending in the Southeast. Rain, pollen, dirt, weeds and grime accumulate in the small cracks and crevices and buildup over time, Carolina Hardscapes understands this - for 50 years we have been installing, maintaining, and repairing hardscapes utilizing the best equipment, methods and materials at an affordable cost to homeowners and property managers. Our staff of trained technicians will evaluate, clean, repair, recolor and properly seal your hardscape based on the type, style, and usage. Don't waste another minute getting "used" to that dull dreary look - Call us to today to see what you've been missing!
The repair and maintenance of any hardscape requires that you have a knowledge of the product, it's use, and it's durability. Typically when you request a repair, there may be an underlying issue that has created, or contributed to a problem. Sometimes just fixing the visible problem is just like putting on the "band-aid." Every project that we undertake is fully evaluated for certain conditions. Drainage, poor subgrade, hidden problems are all conditions that affect the performance of your hardscape. I thought I would address some of the top issues that we see in the repair and maintenance of hardscapes.
SEALERS: People always ask me about how long a sealer should last - Most sealers have certain limitations. The biggest threat to sealers is the "big fireball in the sky." The sun single handedly contributes to sealer failure. Now I know what you're thinking.....The label says UV resistant? not UV proof. Most (all) commercial sealers will only last 1-3 years in full exposure.......period!
SETTLING: Low spots, cracked concrete, uneven pavers are all signs of subgrade failure. Over time, most soils that are covered up by hardscapes will either dry out (and shrink), or constantly stay wet (and expand). The clay soils in the Carolina's can be expansive when wet, and shrink when drought conditions occur. Most settling issues can be traced back to improper subgrade preparation, improper design, or workmanship. When settling occurs in the wrong direction, say back toward the house, then serious damage can occur when rain water begins to enter your crawlspace or basement.
DISCOLORATION: Remember we talked about the big fireball - well it has the same effect on color as well. In addition, wear, or traffic patterns can develop on hardscapes that receive high foot traffic or high volume of vehicular traffic. Most pavers are made from concrete, so concrete wears similar to pavers in these conditions. The fine aggregates in concrete (sand) don't contain color, so as these products wear, you begin to reveal more of the finer aggregates. In old concrete (20+ years) it's not uncommon to see the larger aggregates (rock) revealed at the surface as most of the finer aggregates have been worn away.
QUALIFIED CONTRACTOR: This is my big one - HIRE A PROFESSIONAL WITH CREDENTIALS AND A PROVEN HISTORY. Simply put, if the guy or gal your considering hiring can not show you at least 3 projects of equal or greater size then the project your considering - why are you talking to this person? If the only thing he/she can show you is a tattered picture book they keep behind the seat - then you REALLY need to reconsider. Certifications, Proof of insurance, I-9 compliance are just a few of the questions you need to be asking before you buy. Bait and switch sub-contracting is common in the hardscape industry - You buy the job from "Joe" then Joe calls a crew in to install the job. The problem is - Joe doesn't really have any employees - he sub-contracts his work to the lowest bidder who may or may not have insurance, workman's compensation, or worse yet hire felons and get hurt on your property! The bottom line here is.......you just bought cheap and fast......and chances are it won't get done right. I don't mean to over dramatize the issue of qualifications, but I see this every day in construction and it always ends up costing you more money than you ever expected. Think smart - hire smart. And oh by the way, if you plan on spending 5 figures.....hire an Architect or Designer.
COST: This is a hard area to discuss in an open forum - but here's a go at it. Typical installation costs for residential hardscapes can range from $18-$30 per sq. ft. I know this is a broad range - but no 2 projects are ever alike. Typical maintenance costs range from $2.00 - $6.00 per sf to clean, make minor repairs and apply 1-2 coats of a quality sealer. Most pricing is based on the current condition and the size of the project. Estimates are free - give us a call!
If you have any questions about what you've read - drop me a line......I'm full of opinions!
John Fletcher
President, Carolina Bomanite Corporation