Useful Deck Information

The following is not meant to scare but rather to inform.  Many consumers simply compare deck contractor estimates based on price alone.  There are serious consequences for poor deck construction. 

Thousands of injuries and deaths occur each year directly related to improper and inadequate deck construction.  At the very least, please make sure your deck, screened porch or pergola is being constructed with a building permit!

The following are just a few of the many cases we’ve encountered in the Kansas City Metro area from 1997 - 2008.

We lost these bids to Kansas City deck builders claiming to build the same quality as us but at a lower price (We’ll let you be the judge). 

We were called back later to resolve the faulty construction techniques and poor craftsmanship!  

Be careful who you hire.  The most expensive project is the one that has to be redone.  The best priced deck is the one that requires the least amount of maintenance, lasts the longest, and adds the greatest value to your home.

 

No flashing or water channel – ledger board incorrectly connected for lap siding application.

 

 

Improperly installed flashing – it should be behind the siding.

 

 

Improperly installed or non-existent flashing and water channels causes thousands of dollars in damage a house’s structure.

It is also very dangerous.  This is the number one cause of deck collapses which often cause serious injury and death.

 

 

 

 

Hopefully, a poorly built deck is discovered before something terrible happens.

 

 

Composite decking expands and contracts with varying temperatures.  Here’s an example of what happens when a composite deck is not built properly. 

Unfortunately, this will not be covered under a manufacturer’s warranty because it is not installed correctly.

 

 

1.   Inadequate footings – support posts not in full contact with piers

2.   No standoff or attachment connection between post and pier

(Notice how they even tried to push some of the posts out of level to hit the piers.) 

 

 

 

 

 

1.   Insufficient footings - piers not at required 36” frost line depth.

2.   No Post standoff barrier to prevent rot.

3.   Decking spanning well over 24” maximum.

 

 

1.   Inadequate joist support. – 5” L Brackets not rated to support 2” x 10” joists.

2.   Ledger board covering ventilation duct. – It should be notched around opening.

 

 

Some decks may look nice, but don’t judge them on looks alone.)

1.   4” x 4” railing and bench posts bolted in to the outside framework: not a sufficient means of support.

2.   Bottom stair rise out of code: over 7 ¾” maximum rise.

3.   Stair rise out of code: more than 3/8” variance between stair rises.

4.   No level stepping surface 3’ out away from bottom of staircase.

5.   Cantilever over 2’.  Although allowed in some local jurisdictions. Strictly prohibited in 99% of the U.S.  Cantilevering a deck this far with so little overall joist length is not recommended.  Maximum cantilever should never exceed 2’.

 

 

Code violations:

1.   Notice the split posts – cedar on top and treated below to save money.  Splitting these posts creates a weaker railing and support post.  Although allowable by code, not recommended.  If this practice is used, the posts should be blocked in from all sides from inside the framework.  It’s Nonexistent here.

2.   No riser boards.

3.   Bottom stair rise is more than 7 ¾” maximum.

4.   Stairs rise variance is over 3/8” between rises.

5.   No grab rail on stairs.

6.   Buried bottom cedar stair newel posts in ground with no standoff separation between soil and lumber.  Cedar is not rated for below ground contact.

Cosmetically:

1.   Existing deck has posts notched on outside and the new posts are notched inside.

2.   Existing deck used 2×6/ 1×6 plate wrap.  New deck used 1×12 plate wrap.

 

 

 

 

 

 

An estimate’s text is pretty vague.  Don’t trust word description to describe the quality, style and type of work to be performed.

  Make sure you can view the contractor’s previous work first hand by visiting their past customers’ decks.

 

 

Hope this helps,

Dan Milford (DW Elite Decks)

 

 

 

     The makers of Azek have developed a hidden fastener system that solves the problem most other products still have.  I’ve said before that I’m an opponent of hidden fastener systems for decks.  Up until now, I’ve never seen one able to create a stable deck structure like face driven fasteners provide.  Most are composed of brackets or guides fastened to the deck joists and fitted into grooves on the decking.  As the deck’s treated understructure dries out, it will push and pull, warp and twist in different directions.  Clips in grooves will not effectively hold the joists and rims in place.  Some others designs which are better, but still not great, are tongue and groove planks fastened through the tongue or groove.  This is stronger than the clip style.  But you’re still only getting one screw through the decking into the structure, and at an angle, versus two perpendicularly with traditional fastening methods.

     Azek’s revolutionary Cortex fastening system accomplishes both of the strength of face driven fasteners and the clean appearance of hidden fasteners.  The kit comes with a special bit which automatically sets the depth of the Cortex screw.  The Cortex screw has a specialized cutting head which bores a clean hole when driven through the decking surface.  Then a precut plug is tapped into the hole concealing the screw.  The plugs even have a matching wood grain pattern if you wish to line it up with the decking grain.  As an experienced Kansas City deck builder, I was very skeptical.  I just knew that with temperature and climate change, expansion and contraction, there’s no way the plugs would stay in place over time.  However, the salesman told me that Azek was confident enough in their system to stand directly behind it.  He assured me that Azek’s warranty even covers these plugs loosening or popping up.  The reason he explained for the plugs staying in place was that they are made from the same PVC material as the decking, and therefore, would expand and contract at the same rate.  I’ve seen and heard a lot of claims so I never believe anything until I try it for myself.

     So we sold our first Azek, about three dollars per square foot higher than Evergrain composite and still cheaper than some Timbertech lines.  My biggest fear was how long it would take to tap in a couple thousand tiny little plugs.  I was astonished at how smooth the process actually was.  The Azek plug system is nearly the same amount of labor if you figure how long it takes to pilot every screw hole and make sure all the heads are set flush when installing composite decking. 

     The Cortex conceal kit does cost a little more, about eighty to ninety dollars per hundred square foot.  From my experience, it’s well worth the extra dollar per square foot if hidden fasteners are a high priority.  If not, Fastenmaster has created a special line of Trap Ease colored screws that match Azek decking perfectly.    

 

Hope this helps,

Dan Milford (DW Elite Decks)

     The recent housing market crash has greatly increased the number of deck builders across the country.  As thousands of home builders went belly up or downsized significantly, rough-in and trim carpenters have been cut from crews and forced to find work elsewhere.  Most carpenters can do an array of work from decks, fences, sheds, general carpentry and repairs.  Most will also take whatever work is availably in a struggling economy to keep their families fed.  I certainly cannot blame them for trying to survive, but this situation does pose serious overall quality and reputation issues within the deck industry.

     Most framers and other carpenters probably know how to build a basic deck.  However, the deck industry is ever changing and has evolved ten times what it was even five years ago.  Now there are dozens of composite, PVC and cellular decking products.  There are also numerous hidden fastening systems.  Not to mention the variety of iron, aluminum, and synthetic railing systems all with different installation procedures.  Incorrect installation on almost all of these products will void their extended warranty which is really the benefit of paying more for man made materials.

     In Johnson & Miami County KS, Kansas City, MO and many jurisdictions throughout the Kansas City metro area, deck builders are required to be licensed and insured.  They must renew their licensing certifications annually through continuing education classes.  These classes cover code changes and building developments specific to a deck contractor’s industry.  Chances are that a carpenter who’s just been laid off is not up to par with current deck building codes and techniques.  They often change many times during a fiscal year.

     Bidding against many of these journeymen, I find that their biggest downfall is the price they quote a project.  They are usually unfamiliar with the cost of all the components (i.e. specialty composite screws, railing brackets, post caps, etc.) and just guestimate how much they’ll actually be.  Even more, they almost always underestimate the time it will take to install these products since they’ve not yet worked with them.  As a homeowner you may think this is great for you because now’s your opportunity to save big off someone’s lack of knowledge.  However, we are being contacted almost daily by consumers left with sloppy, botched, uncompleted, or never even began deck projects.  These novice deck builders don’t realize what the project actually takes to complete correctly until they go to purchase materials or start construction.  Once they do the math, they usually find they’re going to be working for almost nothing or even taking a loss on the job.  Desperation sets in, and they have to find a way to get out of the contract without taking a huge loss.  This usually means racing to get it done, cutting corners on installation (which voids almost all warranties), poor quality from hasty craftsmanship, inferior fasteners or structure members, or simply never doing the project at all.  Any of these certainly falls well short of the customer’s expectations.    

     Bottom line, do your research.  Check to see the deck builder you’re considering is a professional company.  Make sure they’re license, insured, bonded, and it’s always good if they’re members of alliance construction organizations such as NADRA (North American Deck and Railing Association), NAHB (National Association of Home Builders, and KBIA (Kansas Builders Industry Association).

     I think it also goes without saying, the more you do the same the trade and repeat its processes, the more efficiently and accurately you’re able to perform that trade.  I certainly know the deck our company builds today is many, many times superior to the one we first built back in 1997.  As the saying goes, make sure you’re comparing “apples to apples” when looking at estimates from deck builders.  Chances are you’re looking at cherries to watermelons when considering a handyman or general carpenter vs. a professional deck builder.

 

Hope this helps,

Dan Milford (DW Elite Decks)

     As a Kansas City deck builder, we are often asked if we’ll pull a permit on the project.  The answer is always a resounding “yes” for many reasons.  Permits ensure safety and help mandate quality through code compliance.  They also protect homeowners by requiring the contractor doing the work is licensed and insured.  Overall, they protect the investment value a deck, screened porch or other outdoor living area adds to a home.

     The planning review process prevents decks from being built wrong the first time.  When a deck permit is application is submitted to a city or county, a certified plans examiner looks at the structural and plot plans to see they meet building and planning codes.  Usually structure is the focal point of review pertaining to building codes.  The examiner checks to make sure that rim plates, floor joists, support posts, and footings all meet size, spacing, and placement requirements.  Any variance from a building code requires the stamp of a licensed engineer or architect.  Set backs from property lines, other buildings, and easements are also closely looked at.  Any variance from a planning code is presented in front of the city’s Board of Zoning and Appeals by the homeowner and/ or contractor.  This is just the first step of the permit process. 

     When a deck is completed, a licensed inspector will look at the structure to make sure it is built to code and follows the stamped drawings approved by the plans examiner.  Many cities and counties will also require pier inspections to verify depth and width; especially if a roof is covering the deck.  The inspector will also use their building education and training to look at the overall integrity of the deck’s construction.  If something doesn’t seem up to par or may cause an unsafe condition in the near future, they may ask the deck contractor to perform additional work before finalizing the permit.

     After the final inspection is approved, be sure to ask the deck contractor or codes administration for a copy of the final inspection or “Certificate of Occupancy” if one is issued.  Either one is a record of evidence establishing the deck is built code compliant in case an issue arises upon selling, refinancing or appraising your house.

     Another very important facet of the permit process is license and insurance verification required by almost all cities and counties.  Most require the deck builder has state minimum requirements for liability and work comp insurance.  This is very important to the consumer because without these valid insurance certificates, the homeowner may be liable for catastrophic property damage, worker injury and even death.  Many counties also now require deck contractors to meet continuing education requirements which are renewed annually.  Johnson County, KS deck builders must attend eight hours of classes and pass cumulative review exams for topics pertaining to their specific trade.

      A deck permit will by no means guarantee a stellar deck or wonderful experience with a deck contractor.  However, county and city officials can act as a liaison to help ensure your deck, screened porch or other outdoor structure is built safely and without serious discrepancies.  Even if your city or county doesn’t require a permit because it’s too low to the ground, I’d recommend asking the contractor to pull one anyways.  Your local building codes administration should be happy to at least come out and make sure everything’s in compliance. 

 

Hope this helps,

Dan Milford (DW Elite Decks)

     Why is Evergrain composite by decking (made by Tamko) becoming so widely used for building decks in Kansas City and throughout the Midwest?  The reasons are basic principles that consumers should always look for when purchasing a deck.  Evergrain is a high quality, low cost composite that comes with an extensive warranty to back up its longevity.

     Evergrain’s quality is unsurpassed by any other composite decking.  This stems from its manufacturing process.  Most composites are simply extruded from a mold with an embossed texture.  Tamko takes the process one step further by pressing the board’s surface with a deep wood grain stamp.  The press gives the decking a deep, rich, and realistic texture.  It also creates a very dense board with a nearly impermeable surface.  This very solid surface and texture is not easily scratched or stained. 

     Color selection is usually the primary characteristic a consumer looks at when choosing a composite.  With its new tropical line, Evergrain now offers eight different colors.  Weathered Wood and Redwood are the most commonly installed on Kansas City decks.

     With such a quality product from a multi-step manufacturing process, one would expect the cost to be relatively higher than other lower grade composites.  Not true with Evergrain.  It is actually one the lowest priced composites on the market.  Although Tamko recently gave Evergrain a small price increase, it is still far lower than most other products.  In fact, it’s about twenty to thirty percent lower on average than comparable quality composite decking.

     So where’s the catch?  Common sense tells us that any product is only as good as the warranty which backs it up.  Evergrain has a 25 year limited warranty.  The warranty is also transferrable one time.  This means the original buyer can sell the warranty on their deck with the sale of their home.  As a Kansas City deck builder, we’ve only had one warranty claim with Evergrain decking, and we’ve been building with it since 2000.  The one claim we had was a defect in the composite manufacturing process about four years ago.  Seeing as we’ve built nearly one thousand decks with Evergrain, that is an impressive satisfaction rating! 

     Furthermore, Evergrain is made in Joplin, Missouri so the claims representative was close to the Kansas City area and a very accessible liaison for our customer.  The customer simply filled out a claim form, and Evergrain replaced the deck including materials and labor.  Because of the dense surface described earlier, we’ve also never seen or fielded any complaints from mold or mildew.  This is a common problem with many other composite decking products.

     A great product at a fair price that stands up to the environment as well as it advertises.  It’s know wonder why Evergrain composite decking is one of the fastest growing and most popular decking products in the deck industry.

 

Hope this helps,

Dan Milford (DW Elite Decks)

     With all of the craziness on Wall Street, the majority of American consumers are very worried about the strength of their dollar. As well they should be. Borrowing and printing more money our country does not have will most certainly raise prices throughout every market and across the United States. This means your and my money will be worth even far less in the future than it is now.

 

     Common advice upon entering or during a significant recession is to “save, save, save your money.” It’s good advice. However, If you’re fortunate enough to have extra money to spend, it’s also good advice to spend your money on things that will retain or appreciate in value. “Invest your money wisely.”

 

 

     What could be wiser than investing in your home? Any remodeling project will most certainly cost more in a few years with normal inflation, but could cost an arm and a leg more if inflation progresses as experts expect. Therefore, the money you spend on your deck or other project now will grow with inflation. Decks in Kansas City are still being built at steady rate despite the impending economic turmoil.

 

     Let’s say you purchase a deck for $20,000 today. The deck is built to code, and the craftsmanship and materials used are of good quality. One U.S. dollar then is only worth $.75. The dollar has inflated 25%. The same deck contractor using the same materials would charge at least $25,000 for the exact same deck so he can pay his inflated bills. That’s assuming the deck builder is still practicing the same business plan he was five years ago. The deck you bought five years ago has kept up with inflation and costs you $5,000 less because you bought when costs were lower.

 

A deck it will keep up with inflation closer than any other remodeling project.

(see “A Kansas City Deck is A Wise Investment” http://dwdecks.com/blog/?p=146)

 

Economic turmoil also produces discounts to consumers from basic business survival practicalities.

(see “Purchase a Deck in a Down Economy?” http://dwdecks.com/blog/?p=236)

 

 

Hope this helps,

Dan Milford (DW Elite Decks)

     No matter what kind of deck you own or are planning to own, none are maintenance free.  Even composite, PVC and exotic hardwoods need period cleanings to keep them looking nice.  However, be very careful what you use to clean your deck. 

     Never use bathroom or kitchen cleaners.  Many contain ammonium which is very corrosive to the metal used in nails, screws, bolts, and joist hangers.  You can jeopardize the structure’s strength, and in turn, the safety of your family by using chemicals containing ammonium and other disinfectants commonly used in kitchen and bath cleaners.

     Never use cleaning products or washes containing oxalic acid.  Oxalic acid is known to destroy the mold and mildew inhibitors necessary in composite decking.  Wood lumber also contains natural inhibitors.  Therefore I’d suggest avoiding using any cleaner containing oxalic acid.  Many composite manufacturers will not honor the composite’s warranty if it’s discovered that the deck has been cleaned with a product containing oxalic acid.  Just to be on the safe side, I’d recommend not using any solution containing any kind of acid, phosphate, or solvent.  It may cost you dearly if you have mold, mildew or staining that’s not covered because you used a cleaner containing one of these chemicals.

     Never use bleach or chloride products.  They may fade the color of composite decking, natural wood and stained decks.  They can also break down the plastic resins in composite decking.  Chloride is also known to weaken the ultraviolet protection in stains, composite and PVC decking.

     Never use any chemical containing abrasives.  Abrasives will remove the sheen on stained decks, composite decks, and PVC decks.  On composite and PVC decks, they will also damage the surface’s traction.  Every composite and PVC decking product is required to meet certain requirements for “slippery surfaces when wet.”  By cleaning these surfaces with an abrasive, you can deteriorate the decking so it no longer meets these requirements.

     OK, what you shouldn’t use can be confusing and hard to remember.  What you should use is much simpler.  If it’s a composite deck, PVC or Azek deck, tropical hardwood or other exotic deck, follow the manufacturer’s instructions for cleaning procedures and products.  That way you won’t chance voiding your warranty.  If it’s a cedar or treated deck, I’d recommend Olympic Deck Cleaner sold at Lowe’s stores.  http://www.olympic.com/stain_products/exterior_stains/cleaners/index.htm

It’s environmentally safe for all plants and animals and is biodegradable.  It also contains no acids, phosphates, or solvents.  It may fade your deck’s color slightly so be sure to test it in a small inconspicuous area or on a piece of scrap wood first.

     Just like your car, boat, or house, it’s a good idea regularly clean your deck to maintain its optimum appearance.  Just be careful what you use to clean it.

 

Hope this helps,

 

 

 

 

 

 

     The law firm coalition which formed a class action lawsuit against ChoiceDek decking products says it’s close to a settlement, and it should be official sometime near the middle of September, 2008.  The Plaintiffs filed their suit in the United States District Court for the Western District of Washington in Seattle against Weyerhaeuser Company (NYSE:WY) (ChoiceDek® seller); Advanced Environmental Recycling Technologies, Inc. (Nasdaq:AERT) (ChoiceDek® manufacturer); and Lowe’s Companies, Inc. (NYSE:LOW) (ChoiceDek® retailer) (collectively, the “Defendants”).  The lawsuit stems from excessive mold growth on the decking.  Testimonials state that even after cleaning the deck surface, the mold returns fairly quickly (within a couple of weeks to a month depending on the climate).

      Adanced Enviornmental Recycling Technologies, Inc. (A.E.R.T.), which manufacturers ChoiceDek, also produces Moisture Shield decking.  Moisture Shield is very similar to ChoiceDek in both look and texture.  Moisture Shield can be purchased through a variety of retailers while ChoiceDek is a brand sold exclusively at Lowe’s stores.  As a Kansas City deck builder, we’ve fielded zero mold issue complaints on Moisture Shield decks.  We’ve installed numerous decks with it the last couple of years, but the law suit involving A.E.R.T. has deterred us from using it along with ChoiceDek.  Both products have also been pulled from the decks in our showrooms. 

      For those who have mold issues with their ChoiceDeck deck and have not yet filed a claim, there’s still time.  Even if the case is settled before filing is completed, you should be grandfathered in by the date of purchase on the product.  However, there will probably be some sort of settlement statute date, so don’t wait too long. Make sure you do not clean the deck!  You’ll need to take pictures of your deck and its mold for evidence.  I don’t know what kind or how much compensation will be paid out, if any.  I do know you won’t receive anything unless you act soon. 

 

Here’s a link to one law firm that’s been prompt on issuing a claim for a few of our customers: http://www.cmht.com/choicedek.php

 

A.E.R.T also has a toll free hotline you can call.  I cannot vogue for its effectiveness, but sometimes direct claims with manufacturers are expedited faster and more satisfactory than class action lawsuits. 

That number is:  1-800-951-5117

 

 

Hope this helps,

Dan Milford (DW Elite Decks)

     Early spring is usually the best time to do a complete diagnostics check of your deck.  In many areas, winter can be especially hard and do the most damage to a deck’s integrity.  Spring is also when activity on the deck begins to liven up. 

     Because of the Midwestern harsh and extreme seasonal changes, I know first hand that decks in Kansas City need regular checkups.  This spring I went out to check out the status of my deck.  I definitely needed to.  My deck is about 15 feet above grade.  It is all Southern Pine which requires more maintenance that man made composites and exotic hardwoods.  My son was about 18 months old.  As most boys that age, he was starting to explore wherever he could.  He would climb on anything low enough to leverage himself up on.  He would push, pull and test the strength of everything he could wrap his curious little hands around.  I noticed a couple of conditions which made my deck very unsafe. 

     One was the guardrail.  It was built to code at 36 ½” above decking surface.  When built, my wife and I wanted it at minimum height so we could take full advantage of the sitting view behind our home.  Now that scenic country view had taken a back seat to our child’s safety.  He could easily scale any of the patio chairs and go over the railing.  Therefore, I fabricated a new section of guardrail onto the existing making it seven and a half inches higher than before.   

     I also noticed many of the wooden two by two spindles were coming loose, cracked or both.  I replaced any that looked the slightest bit questionable.  A very small price to pay considering each one protects the life of our young son.  It may sound melodramatic, but it’s absolutely the truth.  If your deck or screened porch is of considerable height from the ground, pay close attention to each and every baluster (spindle).  It only takes one unsecure spindle to create enough of an opening for a small child to fall through. 

* Many deck builders install wood or composite balusters with nails only.  THIS IS NOT ACCEPTABLE ! 

     The 2003 IRC (International Residential Code) applied to all decks and screened porches states that “railings and guardrails may not rely on nail withdraw to meet the two hundred pound minimum lateral force requirement.”  This means that your railings must be able to withstand two hundred pounds of force pushing against them.  Toe nails (or angled nails) into the railing’s framework can produce necessary load requirements because they are not relying on straight nail withdraw.  By toe nailing, the pressure put on the nail is against the shank.  Each sixteen penny nail has at least one hundred pounds of shear strength.  However, a nailed baluster is not toe nailed.  It is driven straight (horizontally) to the framework.  This means all outward pressure is put solely on that nail’s withdraw resistance.  Therefore, screws must be used for fastening balusters to guardrails and stair rails because the have deep threads which provide much greater holding power than nails.  Ring shank and screw shank nails are not an acceptable substitute for screws in this application!  

     Aluminum, glass, iron and other railing spindles may use a bored cradle or installed between pieces of framework which is also acceptable.  Some deck builders will install balusters with a pneumatic nail gun and then go back and add screws to each one.  This is acceptable as long as there’s at least one screw in the top and one in the bottom and that screw has at least one inch of embedment.  I digress.

 

 

Related News, Articles, and Info:

Deck Inspections - A Matter of Life and Death

Who Is Qualified To Inspect Your Deck?

“Manual For the Inspection of Residential Wood Decks and Balconies”

“Summer Issue 2006 - Wood Design Focus - Deck Design and Construction”
providing supplemental information to the “Manual for the Inspection of Residential Wood Decks and Balconies”

 

Hope this helps,

Dan Milford (DW Elite Decks)