Repair is usually enough when the problem is confined to surface boards or a few components and the structure beneath is sound. Replacement becomes the right call once the framing, posts or ledger show rot, when the deck moves underfoot, or when fasteners are failing throughout.
The structure matters far more than the surface. Boards can be swapped easily, but soft or rotted joists, posts, beams or the ledger where the deck attaches to the house are safety issues rather than cosmetic ones. Probing suspect timber with a screwdriver, checking for movement or sway, and inspecting the ledger connection are the useful tests. A deck that looks tired but is structurally sound is often a resurfacing job. One with a compromised ledger needs proper attention promptly. Our deck replacement page covers assessment.
A straightforward residential deck usually takes one to two weeks to build, depending on size, height, materials and how complex the design is. Repairs and resurfacing often take just a few days. Larger, elevated or multi-level decks take longer.
The build itself is frequently the shorter part of the overall timeline. Design, material selection and any permitting can add several weeks before work starts, and material lead times matter where a specific composite product or colour is being matched. Weather affects both the schedule and the work, since framing and fastening are difficult in sustained rain. Removing an existing deck can also reveal footing or ledger conditions that add time. Our deck services page explains how projects are sequenced. Agreeing the sequence in advance also makes it clearer when the garden will be usable again.
Yes. We provide a free, no-obligation deck inspection and a written, itemised estimate before work is agreed. The inspection covers the decking surface, framing, posts, footings, railings, stairs and the ledger connection where the deck attaches to the house.
The ledger and the framing get the most attention, because that is where safety problems develop and where they are least visible from above. You receive photographs and a written report rather than a single figure, which lets you compare estimates line by line. If the deck only needs boards and railings rather than rebuilding, we will say so. Where footings or framing cannot be assessed without lifting boards, the estimate says how that is handled. You can book an inspection whenever suits.
We build with pressure-treated lumber, natural woods including cedar and redwood, composite decking, and PVC boards, along with the framing, railing and fastening systems that go with them. Each behaves differently in the Bay Area climate and suits a different balance of appearance, upkeep and longevity.
The choice usually comes down to maintenance appetite. Natural wood looks best initially and can be refinished, but needs regular cleaning and sealing to stay that way. Composite and PVC cost more up front and need far less attention, which suits owners who would rather not sand and seal every year or two. Exposure matters too: full-sun decks weather faster and shaded ones hold damp and grow algae. Our deck services page covers each material.
Often yes, particularly for a new deck, one above a certain height, or work that alters the structure. Requirements differ between Bay Area cities and depend on the specifics of the deck. Requirements vary by city, and we confirm the exact permit scope for your address before work begins.
Neighbouring cities genuinely apply different rules, and unincorporated county areas have their own processes again, so a general answer found online is not a reliable guide for your property. Height above grade, whether the deck attaches to the house, and whether framing is being altered all affect what applies. Permitting protects you as the owner: unpermitted structural work can cause difficulties at resale and with insurance. We handle the process as part of the project. Our deck builder page explains how.
A pressure-treated deck commonly lasts fifteen to twenty-five years, cedar and redwood around twenty with good upkeep, and composite or PVC decking often twenty-five years or more. The framing beneath usually outlives the surface, provided it was properly detailed and kept dry.
Maintenance is the biggest variable for timber, and exposure is the second. Decks in full sun weather and grey faster; shaded ones stay damp, grow algae and rot sooner at the joints. What most often ends a deck’s life is not the boards but water reaching the framing, particularly at the ledger and where joists meet beams. Keeping those connections dry and flashed is what makes the difference. Our residential decks page covers service life. Replacing a failing board early, rather than waiting for several to go, keeps water out of the framing below.
Wood is natural timber that can be sanded, stained and refinished, and looks and feels authentic. Composite is manufactured from wood fibre and plastic, needs no sealing or staining, and resists rot, splintering and insects. Wood costs less initially; composite costs less to maintain.
The honest trade-off is time rather than money alone. Wood needs cleaning and resealing on a regular cycle to stay looking good and to keep water out, and left unmaintained it greys, splinters and deteriorates. Composite asks for little more than washing, but it cannot be refinished, gets noticeably hotter underfoot in direct sun, and damaged boards are replaced rather than repaired. Neither is simply better. Our residential decks page compares the options. Handling samples of both in sunlight, rather than choosing from photographs, is the quickest way to decide which you prefer.
Yes. Decks are built to suit the house and the site rather than from a fixed catalogue, so layout, levels, railing style, board direction, stairs and built-in features can all be designed around your property, its access points and how you intend to use the space.
The site usually shapes the design as much as preference does. Sloping ground affects footing depth and whether the deck needs multiple levels, existing doors set the natural access points, and the architecture of the house guides railing and detailing choices. Practical considerations matter too: sun and wind exposure, privacy from neighbours, and where you would actually sit or eat. Working those out before framing is far cheaper than changing later. Our deck builder page covers the design process.
Timber decks need annual cleaning and resealing or restaining every one to three years, depending on exposure and the product used. Composite and PVC decking need periodic washing and little else. All decks benefit from an annual check of fasteners, railings and the ledger connection.
That structural check matters more than the cosmetic upkeep. Railings that have loosened, fasteners backing out, and any softness around the ledger or post bases are safety issues rather than appearance ones, and they develop slowly enough to go unnoticed. Clearing debris from between boards helps, since trapped leaf litter holds moisture against the timber. Shaded decks need washing more often than sunny ones. Our residential decks page covers upkeep. Booking the annual check before the wet season means any loose fixing is found before winter rather than after it.
There will be some disruption, but it should be limited and planned. Building a deck needs access for materials and tools, space to cut and assemble, and excavation for footings, so the working area around the deck footprint is affected while the job is underway.
Sensible preparation means agreeing an access route in advance, protecting or temporarily relocating planting near the work, and setting up a defined area for cutting and waste. Footing excavation produces spoil that needs somewhere to go. Where access runs across lawn, boards or matting reduce rutting. Established planting immediately against the deck line sometimes has to be cut back or moved. Agreeing beforehand what will be disturbed avoids surprises. Our deck builder page explains site preparation.
Commercial decks carry higher loads, take far heavier use, and must meet stricter requirements for railings, stairs, guards and accessibility. Materials are chosen for durability and slip resistance under constant traffic rather than for domestic appearance, and the structure is engineered accordingly.
Occupancy loading is the main structural difference: a deck expected to hold a crowd is framed very differently from one built for a family. Railing heights, baluster spacing, stair geometry and guard strength are all subject to closer scrutiny, and accessibility requirements may apply depending on use. Maintenance access and how the deck will be inspected over its life also feature in the design. Requirements vary by city and use, so scope is confirmed with the relevant authority. Our commercial decks page covers this.
Commercial decks generally use composite decking, PVC, or heavy-duty pressure-treated and hardwood timber, selected for durability, slip resistance and low maintenance under continuous traffic. The right choice depends on use, expected footfall, exposure and the maintenance the property can realistically sustain.
Composite and PVC are common because they do not splinter, need no sealing cycle, and hold up to heavy use with minimal downtime, which matters when closing an area for maintenance costs trading time. Slip resistance is a bigger consideration than on a domestic deck, particularly where surfaces get wet. Fire performance may also apply depending on the building and location. Life-cycle cost usually outweighs initial price at this scale. Our commercial decks page covers materials. Confirming slip-resistance ratings for the specific product is worth doing where the deck will be wet or heavily used.
Usually, yes, with planning. Deck work is external, so most businesses continue operating throughout. What matters is phasing the work, keeping safe routes for staff and customers, and agreeing access, noise and delivery arrangements in advance rather than managing them as they arise.
In practice that often means working in sections so part of the deck stays usable, scheduling the noisiest work outside peak trading hours, and hoarding or fencing the active area properly. Where a deck serves as a customer seating area, timing around the season matters as much as the day-to-day schedule. Clear signage, protected walkways and a tidy site at the end of each day keep the premises usable. Our commercial decks page explains phasing. Agreeing notice periods for anything affecting entrances keeps staff and customers informed rather than surprised on the day.
Commercial decks are generally subject to closer regulation than residential ones, covering structural loading, railing and guard requirements, stair geometry, and often accessibility. Requirements vary by city and by the building use, and we confirm the exact permit scope for your address before work begins.
Because a commercial deck may carry public occupancy, the loading assumptions and inspection expectations differ from a domestic structure, and engineered drawings are more often required. Accessibility provisions can apply depending on how the space is used. Neighbouring Bay Area jurisdictions genuinely apply different rules, so the scope is established with the relevant building department rather than assumed. Getting this settled before design avoids expensive rework. Our commercial decks page covers the process. Allowing time in the programme for review and inspection is realistic, since these stages are rarely immediate.
There are normally two: a manufacturer warranty on the decking material itself, which for composite and PVC products is often lengthy, and a workmanship warranty from the builder covering the construction. They cover different risks and both should be provided in writing.
Manufacturer terms vary by product and tier, and most depend on correct installation, including fastening method and spacing, so poor workmanship can void material cover even where the boards are sound. Some warranties also distinguish between structural performance and surface appearance such as fading or staining. Workmanship warranty length differs between builders. Ask what each covers, what voids it, and whether cover transfers on sale. Our commercial decks page sets out what we provide. Keeping the paperwork with the building records rather than in a project file makes it far easier to rely on later.
Whether you need a minor repair or a full roof replacement, our team is ready to help
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