We frequently get called out to customer's homes with a request to provide an estimate for work on an existing deck. Sometimes, the customer requirements are clear and there's no question about what needs to be done. Sometimes, it's not so clear and the customer needs guidance on whether to replace the deck. Having an experienced tradesman can ensure both the most efficient approach as well as the safest solution for the homeowner.
Inspection
Before we ever start working replacing any deck, we're going to thoroughly inspect the structure of the existing deck itself. On elevated decks, this is very easy. On ground level decks, it's not so easy. In some cases, structural issues are not visible until decking boards are removed. If additional damage is discovered, we will review findings and provide options before proceeding. In any case, it's extremely important to ensure that the joists and posts are all in good condition, are not rotted or showing signs of damage, and remain strong to support the weight of the deck and the people that will be on it.
Also, the ledger board that connects the deck to the house should be firmly connected and free of rot. All footings should be sound and the connecting hardware in good condition (not rusted or broken.) Once the structural inspection is done, it's on to inspecting the surface of the deck as well as the railings and any stairs that may exist.
What about building code compliance?
Glad you asked! Older decks may have been built to obsolete code requirements. Some decks, if built by the homeowners themselves, may not have ever been inspected and may not be up to current code standards. In addition to the other elements already discussed, it’s important to check guardrail height compliance, baluster spacing, stair rise/run compliance and load capacity standards
When do I need to replace the deck rather than just repair it?
If you want to make changes to the size or configuration of your deck, we highly recommend that you take down the old and build entirely new. While it is possible to extend or adjust existing deck structures, doing so presents its own set of problems and does not necessarily result in any cost savings versus just building the deck anew.
On the assumption that you are keeping the deck that you currently have in its shape and form then you really only need to replace or repair the deck if the structure has degraded to the point where it is unsafe. Rot or breakage in the posts, significant rot or damage in the joists, unevenness or sinkage of part of the structure, or irreparable damage to the ledger board and flashing are all reasons that you would want to replace the entire thing. If none of these conditions are present, then repairing or resurfacing the deck becomes your best option as well as your most efficient.
One additional note. It is important to understand the materials you intend to use and the potential complications. For example, certain decking materials require a minimum or maximum distance between the support of joists that they rest upon. In resurfacing a deck and changing materials (for example from wooden boards to synthetic,) this may require work to the structure of the deck to ensure your boards are properly supported.
Summary: When to replace a deck:
- Structural design changes to the configuration of the deck
- Dangerously out of code compliance
- Damage to the structural elements of the deck (posts, joists, ledger board)
- Sinkage in one portion of the deck
In many cases, resurfacing a structurally sound deck can dramatically improve the appearance and usability of the space at a fraction of the cost of full replacement. However, investing in a new deck may offer longer-term value if the existing structure is nearing the end of its service life.
Whatever direction you choose, work with a licensed and insured residential builder with proven deck experience, such as Ace Handyman Services West Oakland and Wayne Counties Proper licensing and insurance protect you and ensure the work is completed safely and professionally.