Hi, I’m a layman and would really appreciate some advice from folk experienced in laying flags about a paving job gone wrong.
We have had approx. 50 sq m of granite flags from a well-known supplier laid as part of a building project – by a recommended builder claiming to be highly experienced in paving work. This was completed in November 2016.
The patio is split into 2 roughly equal sections, one at the top of an earth bank (being laid to lawn) and the other on top of a raised section with a small retaining wall and a short flight of steps.
The ground was prepared by excavating and putting down a decent depth of type 1 MoT, whickered down, and then slabs laid on a full bed of sand and cement.
I’ve looked at some of the excellent information on this site based on which I’m concerned about the following issues:
* None of the slabs seem to be bonded to the cement bed (there’s a hollow sound when they’re tapped). Where they’re retained by soil they seem to be staying put, but the slabs at the free edge and on the steps have all come loose and are shifting. This is quite dangerous, particularly when using the steps and treading near the edge causes the slabs to flip up underfoot.
* The cement around the edges of the wall / steps is crumbling and falling out. I’ve lifted one of the loose slabs on the steps and can see that the bottom of the slab is completely clean (no cement bonded to it). The cement under it is soft and crumbles in my fingers.
* It looks like the cement has been mixed entirely with soft builders sand and not sharp sand or a mixture.
* There are a couple of slabs rocking underfoot and having lifted one there are voids at the corners where there’s no sand / cement supporting
* The resin based pointing is sinking in a number of places, like it hasn’t been compacted properly or there are voids underneath that its dropping into. Obviously it’s also wrecked where the slabs have moved.
* We have water pooling in a couple of places where the patio isn’t draining properly because the slabs don’t look to have been laid with an even fall.
I’ve attached some photos that hopefully help to visualize and illustrate some of the above.
My main concerns are that the cement isn’t bonded to the slabs – and from the info on this site they should have used a bond bridge / SBR slurry to prime the slabs which I don’t believe they did. Also at least some of the mortar is no good and needs sorting out, is the stuff that looks to have set properly also no good because of the sand used?
I am going to have to agree a course of action with the builders and need to go in with a view of what needs to happen to put the job right. I’m really hoping it’s not as bad as having to lift and relay the lot , but I do want the job done right so it will last and if that’s what it takes then that’s what will have to happen. I also need to take a call on whether they are competent to tackle any rework or I should look elsewhere to get the job finished properly, since the problems with their work so far have left me concerned about their competence to do this job.
The whole thing has been a real headache / source of stress and there is no doubt going to be more to come before it’s all sorted.
Any views / advice would be very much appreciated.
Many thanks, Phil
The lot needs to come up bond bridge, sharp or silver sand/cement bed. Don't have any small cuts on that curve, would look a lot neater with edge finished with brick soldier course and paving set behind. Brickwork looks poor too I personally wouldn't have it redone by the original company.
That *cannot* be put right. It will all have to come up, salvage what flags you can, strip out all the bedding, check the sub-base and start all over again.
It is very, very unlikely that the clowns resposnible for that mess are even capable of making a decent mix of mortar let alone re-laying that patio, so this could well end up with you suing them to recover the cost of having it all re-done.... at THEIR cost.
You need to put in writing that you are completely dissatisfied with the woprk and that you will be seking quotes from *reputable* paving professionals to re-do the entire job and that you will be expecting the original contractor to pay in full, otherwise you will take legal action and they can pay your solicitor's bills as well as whatever the new contractor wants to charge.
This is not a quick process. You will be lucky if you have a new patio in place for this time next year, but, unless you have withheld payment to date, there is no real alternative.
Echoing Tony's post above - I've been in pretty much the same situation. It has taken me over 2.5yrs to get to an outcome as I did give the chap some time to try and 'rectify' the failings in the work. In hindsight I gave him too much grace and that added to the timeline.
I ended up taking the contractor to small claims court. The court found in my favour - and the contractor has had to pay me the cost to have the job done properly again. Bear in mind the maximum claim in SCC is £10k + court costs.
If you need any advice then please feel free to contact me and I'll take you through the process I followed.
Make sure you document the issues with the job - texts, emails, letters (send recorded) etc.
The o Ly thing is you have to give them a chance to rectify it otherwise if you get to the courts stage they can try to get away with they never had the opportunity to rectify any issues
