Help stamped concrete porch problems
We hired a contractor to install stamped concrete patio and porch. Patio turned out nice but porch has been a nightmare. We can't believe it was same contractor. The steps and stoop were stamped with wrong pattern. The stain/color applied looks as if it was just poured on, the stain pooled in areas causing it to be very dark, mud like. Stain left runs down stairs. The sealer blistered, bubbled looks very heavy in some area's none in others. There is a chaulky look throughout. Now we come to find out that the contractor didn't use any footings. We don't even know if he was suppose to or not. Contractor will not return phone calls to answer questions. This has all happened in last 6 weeks. Can anyone help us? This is a do-it-yourself forum. Help with what? Resurface the patio yourselves, or fix the contractor's little red beeper for him? He botched it, and should do whatever necessary to give you what he agreed to. When I sought out help for this problem, I was seeking a solution not a reprimand. I realize this is a do it yourself forum. Yet after reading several of the posts and reply's I thought there seemed to be many qualified people that could give me the information I needed to go forth. Whether it was doing it myself, etc. to fix the problems. I also have no idea about footings and don't want to assume it should be there or not. I've done my best to research learn about every improvment we have made. This is our first home. We have lived in Army housing for 27 yrs. If my husband was here I'm sure he would be doing it himself. You are correct - there is no need for a reprimand. Since you hired this out, and you do not believe the job was done correctly, and the contractor will not return calls, here are a few suggestions for dealing with this problem: don't attempt to repair anything at this point. Take lots of pictures, and start a log of your attempts to contact the contractor. Also, collect any documentation that relates to the job - contracts, bids, etc. contact at least two different reputable concrete contractors and ask if they would take a look at the job and let you know what it would cost to repair or replace the work. Get any estimates in writing. Don't criticize the original contractor - just let them know that you believe the job did not go well and need to know what it will cost to do the job right. write a letter to the contractor and include pictures. Tell the contractor exactly what you believe is wrong with the job and request a meeting so you can discuss how and when the problems will be corrected. Do not be rude or threatening. Make sure you send the letter certified and return receipt. I don't know where you live, but most States have an agency that deals with contractor malpractice. Contact them and see if they are willing to provide you advice and/or assistance in motivating the contractor to work with you to make things right. If the contractor fails to respond, your only recourse is to find an attorney who specializes in this area of law. This is where your collection of documentation will help you tremendously. You will be able to provide cogent, organized information that will help your attorney help you, and hopefully, bring this ordeal to a successful conclusion. Let us know how things turn out. Best wishes. Originally Posted by queentresa I was seeking a solution not a reprimand. And I apologize for being... well, hostile. Your post seemed more intent on the faults of Did-it-Himself than in challenging your own abilities. Then know that I'm a contractor, more or less in that guy's shoes, wanting relief from the daily irony *here* where people rather roll up their sleeves than rate the work of others. I didn't understand where you where coming from. I'd like to answer any technical questions you have. Also I can share some insight on motivate the contractor, through gritted teeth. 1) The steps and stoop were stamped with wrong pattern. That could be covered over, so it'll gain about 3/4, which may not be acceptable in the case of steps. The existing concrete should be keyed by grinding slots throughout it's surface. Alternately, it could be demolished and completely repoured. 2) The stain/colour applied looks as if it was just poured on, the stain pooled in areas causing it to be very dark, mud like. If you didn't specify a consistent colour, then blotchy (AKA mottled) would be the normal result. Pooling is to be minimized, but some pooling in hollows is inevitable and *generally* desirable. This is very subjective. Stamping and colouring is an art. 3) Stain left runs down stairs. This can be obscured by colouring the stairs. 4) The sealer blistered, bubbled looks very heavy in some area's none in others. There are many kinds of sealant. At least one requires concrete be cured 3 months before application. All clear sealants require efflorescence (the white powder that gradually blooms out of new concrete) to have ended. Concrete is chemically quite active initially, less so over time. You can't rush this. 5) There is a chaulky look throughout. Efflorescence I guess. Poor mixing and floating can bring it out, but some is inevitable. Normally, it slows down and wears off over time. Moisture in the concrete can bring more out. It's sealed into the surface now. 6) Now we come to find out that the contractor didn't use any footings. We don't even know if he was suppose to or not. Most porches need footings or foundation, man-made or natural (e.g. embedded boulder). A cantilevered porch would be exceptional. I can also see a concrete porch and stairs, built suitably, supported only by the house and landing. We'll need to know more about your porch before answering your question. 7) Contractor will not return phone calls to answer questions. - gritting teeth. He surely knows he did a bad job. He's hoping that you'll give up, BECAUSE he believes correcting it will take a lot of his time and money. And it very well may take more time and money than the original work, more than he can afford perhaps. There are always other contracts. Your asking questions puts you in a weak position. I suggest you establish the basic fact that the porch didn't turn out as planned. Insist that he return to look at it, and see what he can do to fix it. But don't make the customer his problem. If he's like me, he dreads people problems, but can't pass up a material problem. Maybe he'll volunteer solutions.
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