Useful Deck Information

     If you’re a deck builder or other contractor and haven’t heard of them yet, you probably will in the near future.  As for decks in Johnson County, KS, they are quickly replacing all lag bolts for securing deck ledger boards to existing structures.  Ledger Loks (made by Fastenmaster) are a new multi-folded steel fastener that has been IBC (International Building Code) and IRC (International Residential Code).  They have also obtained the necessary lab accreditation necessary to be approved for ACQ lumber (the most corrosive form of treated lumber).  Ledger Loks have many benefits over the standard lag bolts so commonly used in the past.

     They are less than one quarter inch in diameter.  Therefore, they require no piloting of holes or pre-drilling of spacer blocks.  This means less boring and, in turn, less weakening of both your house rim plate and deck plates.  They can be installed with just a heavy duty power drill although an impact always works best.  Even with their mere size, they’re still stronger than half inch lag bolts due to the multi-folded steel technology.  You may not believe it by looking at them.  I sure didn’t until I attempted to cut through one with a reciprocating saw.  Six blades and twenty-five minutes later, I managed to get far enough to bend, twist and break the thing off.  A half inch lag bolt would have been sheared through in less than two minutes with the same tool.  That told me all I needed to know.

     With all this said, the best reason to switch to Ledger Loks is their price.  If you price them against half inch diameter by six long hot dipped galvanized lag bolts, they are roughly one third to a one quarter of the price.  Of course, this ratio will vary from vendor to vendor, but they will most certainly be well shy of the now hefty price tag attached to galvanized steel bolts and washers.  Speaking of washers, you won’t have to buy any.  Ledger Loks come with a washer built into the head. 

     Ledger Loks are now widely used for Johnson County decks and throughout the Kansas City metro area.  Many deck builders in Olathe, Overland Park, Shawnee, Lenexa and other cities in the KC metro.  Almost all are familiar with and accept them in place of half inch lag bolts.  Kansas City deck builders have been using these new fasteners for a couple of years now.  Ask your local building codes administration if they’ve heard of them.  If not, I’ve added some links and a specification sheet at the bottom of this post.  If your local deck hardware supplier doesn’t carry them, you can also order them online through these links.

Merchandising Info: http://www.fastenmaster.com/Files/FastenMasterProductFiles/9/MerchandisingInfo/LedgerLok%20SS.pdf

ES Report: http://www.fastenmaster.com/Files/FastenMasterProductFiles/9/ESR/ESR-1078.pdf

Hope this helps,

Dan Milford (DW Elite Decks)

     When considering the size of deck to build, what is too big and what is too small?  Probably the most commonly asked question when a homeowner is getting started in the deck design process.  The answer comes from three questions each potential deck owner must ask themselves.

     First and foremost, “What is your budget for building a deck?”  Quotes are figured by most deck contractors on square footage calculation.  There are some other variables such as deck height, number of piers, posts, stairs, benches, lighting, etc.  But overall, most deck builders multiply the square footage area of the deck by the dollar figure they’ve set for each particular material (i.e. cedar, treated, composite).  Like most businesses, deck builders will give better value proposals for larger projects.  A bigger deck obviously gives the deck contractor more gross revenue.  It also alleviates job separation time which is what hurts a contractor’s income the most.

     Secondly, “How big is your house?”  You want to keep the deck in proportion with the size of your house.  That’s not to say you’re limited on how big you can build your deck by the size of your home.  However, it’s not a great idea to build an 800 square foot deck on a 1200 square foot house.  You just won’t get a very good return on investment because you’re limited by your home’s value.  In turn you don’t want to put a 100 square foot deck on a 5000 square foot house.  It won’t maximize the potential return the house is capable of.  Well built decks produce a higher return on investment than any other home improvement project.  (See “A Kansas City Deck is a Wise Investment” -http://dwdecks.com/blog/?p=146)  Give or take, most decks should be 15% – 25% of the square footage living space the house provides. 

     Lastly, “What is the deck going to be used for?”   Are you retired and wish to use the deck mainly for watching sunsets over a glass of wine solely in the company of your significant other?  Or are you a social butterfly planning on throwing holiday bashes with twenty of your closest friends whenever the opportunity presents itself?  Just like a house, take you and your family’s social life into account when deciding the design and size of your deck.  The average deck consists of at least a table, four to five sitting chairs, and a BBQ grill.  You’ll need around 200 square feet of usable deck space to utilize this setup comfortably.

      It’s a mistake to let any one of these three factors be the sole reason for building your deck a certain size.  Take them all into account.  Add them together (figuratively) and then divide them by three to get a good average.  This will put you close to the mark on how big to design and build your new deck.  You don’t need to use this as a guideline but more as guidance.

Hope This Helps,

Dan Milford (DW Elite Decks)

     Although some politicians aren’t willing to admit it, we are in what most would consider a recession.  Our instincts tell us to tighten up our spending habits and only purchase the necessary things to survive through the hard times because you never know how long they’re going to last.  That philosophy makes perfect sense if you’re on a tight budget with no extra money set aside for home improvements or other major purchases.  However, some are fortunate enough to have been able to save some money and are wondering if now’s a good time to buy a new deck, screened porch, pergola or other home addition.  The answer is definitely yes and the reasons are simple.

     The most glaring reason is price.  With the economic strain on deck builders, retail stores, distributorships and even lumber mills, the purchase price of a deck or other outdoor living area is considerably lower than in a healthy economy.  This can be good or bad depending on the deck builder you hire.   You should always make sure to do proper background checks and qualification research when hiring any contractor at anytime.  This is even more important in a poor economy.

     Desperate times call for desperate measures.  When times get tough, those who face financial peril will do almost anything to earn a buck and survive.  With work more scarce, tradesmen expand the scope of work they’re willing to do.  This means you have painters, landscapers, masons, and many more unqualified persons attempting to build decks, pergolas and even screened porches.  These inexperienced persons are unfamiliar with today’s constantly changing building codes and the sometimes complex interpretation of them.

     They also have little or no experience costing and bidding such projects.  They tend to quote well below market value in order to win a job.  You might be saying, “Great, I’m getting a steal by taking advantage of our down economy.” Be very leery of any deck builder’s price that is significantly lower than its competitors.  You should always get at least three bids before hiring a deck contractor.  Let’s say you receive three bids.  Two are somewhat close in price and the third is far lower than the other two.  Odds are the third is too good to be true.  Don’t ever choose a deck builder for their price versus credentials, references and photos of work. 

     About once or twice a week, we get a call from a homeowner wanting us to come and evaluate the work another deck builder has started.  It’s for good reason the homeowner is suspicious of the craftsmanship and construction methods being performed.  It’s usually not positive feedback we have to give.  Someone who’s never worked with composite decking, tropical hardwoods or aluminum railing systems can do more harm than good.  Most of the time, we end up tearing out all of the previous deck builder’s work and starting from scratch.  This costs the customer more for labor.  The materials can rarely be salvaged.   As the saying goes, “You can’t put lipstick on a pig.”    

     However, If you do the proper research (see “Hiring a Deck Contractor” - http://dwdecks.com/blog/?p=93), you should be able to get a high quality deck at a very fair price.  Even the best deck builders in Kansas City and other areas have an overhead, employees, and their own families to feed.  Therefore, they will adapt and adjust to what the market permits.  However, they may able to discount your deck, screened porch or pergola by using their industry weight to leverage vendors out of discount pricing, loyalty incentive programs and bulk purchasing agreements.  The amateur deck builder has no such options available because they have little or no relationship history within the deck industry.       

     There’s a reason why they’re the two most commonly used clichés in the consumer marketplace: 

“You get what you pay for.”  

And  

“If it seems too good to be true, it probably is.”

     A deck has the highest return value of any home improvement project. (see “A Kansas City Deck is a Wise Investment” -  http://dwdecks.com/blog/?cat=255)

     Believe it or not, the housing market and overall U.S. economy will both begin to recover in the near future.  As the value of your house rises, so will the value of your deck since it is considered a part of the house.  Therefore, the deck purchased in a bear market produces a return on investment when a bull market arrives.  Most people know to buy stocks when they’re low and sell when they’re high.  The same concept holds true with real estate, a house and in turn, a deck.

Hope this helps,

Dan Milford (DW Elite Decks)

Evergrain "Cedar" composite deck w/ Western Red Cedar pergola.

     There is one brand that we feel is the best value for the Kansas City deck market.  That brand is Evergrain by Tamko. (http://www.evergrain.com).  Keep in mind, that we install several different brands of composite and get absolutely no kickbacks for recommending one company over another.  Here are some reasons Evergrain is a smart choice for your composite deck. 

1.   It’s cost effective:  Probably the lowest cost of all the reputable composite deck brands. 

2.   Quality:  We’ve only processed one claim in eight years.  It wasn’t mold either

3.   Made locally:  Manufactured in Joplin, Missouri, company representatives are always in the Kansas City area.

4.   Service:  Our one claim was a manufacturing defect about five years ago with a particular color.  The Evergrain representative came out and looked at the deck immediately and issued the customer a full refund for materials and labor.

5.   Colors:  “Weathered Wood”, “Redwood”, and “Cedar” colors are very popular and win almost every time when put up against other brands’ selections.  They also match very well with TrapEase screw colors.  The best composite screws on the market (http://www.fastenmaster.com).

6.   Warranty:  25 year warranty.  The best part, it’s one time transferrable so you can actually sell the warranty on the deck with your house. 

     With the popularity of composite decks, there are numerous composite deck companies out there and more popping up every month.  I’d be very leery of using composite decking without a reputable name.  These products are fairly new.  By new, I mean developed and put out into the elements within the last ten to fifteen years.           

      Almost all brands, even the big names, have had their share of defects and product failures.  They’ve had to diagnose, correct and retest their products and some are still having problems.  There is definitely a learning curve to a concept so young.  A product is only as good as its warranty and a warranty is only valid if the company can be located.

     Bottom line, do your research. Check consumer reports (www.consumerreports.com).   Evergrain is a great product, but it’s certainly not the only good brand out there.  Some other brand may offer a more unique color or hidden fastener system that grabs your eye.  Timbertech (www.timbertech.com) has very unique “Earthwood” colors such as Tropical Walnut which is very trendy. 

    Feel free to comment or question through this forum on other composite decking brands or building products. 

Hope this helps,

Dan Milford (DW Elite Decks)

Evergrain "Weathered Wood" with Cedar Support & Railing Posts

Evergrain "Redwood" with Cedar Support & Railing Posts

     If you’re planning on or have recently built a Kansas City deck, you’ll be pleased to know you’ve made a very wise investment.  Kansas City decks have a higher return on investment than any other home improvement project.  

     Remodeling Online did a study in 2003 on the top ROI (return on investment) home improvement projects.  Not only were decks at the very top of the list, they were the only type of project to return over 100% (104.2%) with siding replacement coming in at 98.1%. (http://www2.remodeling.hw.net/industry-news.asp?articleID=23126&sectionID=173)

 “Cost data for the Report come from HomeTech Information Systems, a remodeling estimating software company in Bethesda, Md. HomeTech collects current cost information quarterly from thousands of contractors nationwide. The figures include markup and are adjusted to account for pricing variations in different parts of the country.

Resale values are based on the professional judgment of members of the National Association of Realtors (NAR). Surveys containing customized cost-to-construct data for each city, as well as information on median house prices, were sent via e-mail to appraisers, sales agents, and brokers, who responded with dollar figures for each remodeling project that represent the value of the completed project would add to the selling price of the house under current market conditions.”

     Plaza Mortgage Group, through Reece and Nichols website, has also shown similar findings on decks in Kansas City.

     If you need more proof, just ask Demesne.  Demesne is a company whose livelihood is base on home improvement research.  They relay unbiased information from their findings as a resource to their viewers. (http://www.demesne.info/Improve-Your-Home/Improvement-ROI.htm).  In 2007, they reported wood decks are the leader nationwide with a ROI of 85.4% and siding replacement coming in second at 83,2%.   

     The numbers on all home improvements have obviously dropped considerably with the housing market crash and economic decline.  All numbers are sure to rebound with the inevitable economic upswing in the near future.

     Whether you own a deck in Kansas City or any other part of the country, do diligent research, and you’ll find that it’s impossible to go wrong with a quality deck.

Hope this helps,

Dan Milford (DW Elite Decks)

Evergrain "Weathered Wood" with Timbertech "White Radiance Rail"

Western Red Cedar deck, pergola, and lattice skirting.

     Once you’ve built or had your new deck built, you’ll definitely want to preserve this significant investment.  Even if your deck is mostly composite, it likely has wood support and maybe even railing posts.  Most people are eager to quickly get a coat of preservative on their newly built deck, screened porch or pergola.  It’s much better to wait a little while to get a sealant’s maximum protection.

     If you have treated wood, most manufacturers recommend waiting at least a year before applying any type of sealant.  CCA, ACQ, and MCQ are saturated with their own pest repellants and wood preservatives.  Any additional chemicals won’t harm, they just won’t penetrate the wood until it dries out.  From experience, I’d recommend waiting 2 full summers and then applying in the fall to get a good application. 

     Cedar also needs some time to weather but not nearly as long.  Smooth sawn cedar has a “mill glaze” or cauterization from being cut by high speed mill saws.  It generally takes six to eight weeks for the glaze to wear off and the grain to open up.  Cedar also has natural oils that bleed out the first couple of months of exposure.  Therefore, rough sawn or smooth sawn cedar should both be given two months exposure before staining or sealing.

     There are many different brands of stains and sealants.  There is also a huge difference in the performance of a quality stain and a poor one.  Listed below are the stains and sealants we feel are the best:

·         Penofin (http://www.penofin.com/)

-Available at any Sutherlands (http://www.sutherlands.com/locator.php)

 or Kansas City Deck Supply (http://www.kcdecksupply.com/)

·         Sikkens (http://www.sikkens.com/)

-Available at any Zeke’s Paint and Design Center or many other paint and hardware stores across the country. (http://www.nam.sikkens.com/find-a-dealer.cfm)

·         SuperDeck (http://www.superdeck.com/)

-Available at Kwal Paint locations (http://www.kwalpaint.com/locations.html)

     If you want to keep wood looking its natural color, choose a stain that has UV protection along with water repellant.  The sun’s ultraviolet rays are what turn wood gray and drab.  I’d suggest a semi-transparent natural tone oil based product.  It’ll keep the wood’s natural tone and enrich the grain’s colors.  Basically, give the wood a wet look.  Oil based sealants seem to stand up much better to Mother Nature than water based products.

     Before staining, you’ll want to power wash the wood thoroughly.  Be careful no to get the spray nozzle too close to the wood.  Power washers are great for removing sediment deep in the wood but can easily splinter and rip wood apart if the pressure is too great.  Read the manufacturers directions on the back of the product.  Generally, it’s a good idea to wait at least forty-eight hours after power washing for the wood to let it dry out.  Make sure there’s no chance of rain for at least forty-eight hours after you apply the stain.  Only stain when the temperature is above fifty-five to sixty degrees during and after application for at least forty-eight hours (this includes overnight).  This ensures proper curing so the stain doesn’t run or puddle from air moisture.

     Prep and cover the surrounding areas thoroughly since deck stains are very messy.  Make sure you move anything below the deck and cover patios or unmovable objects because the stain will most likely drip down between the deck boards.  You can brush, roll or spray depending on the deck’s location and your experience level.  Keep a brush handy.  You may need to back brush areas that puddle or drip.  If spraying, make sure there is very little or no wind.  Stains can be carried far, even in a small breeze.  Keep some extra rags and paint thinner (for oil based stains) or water (for water based stains).  Wipe any areas which get stain that shouldn’t have.  Apply a minimum of two coats to all flat surfaces (decking, stair treads, and tops of handrails).  Most manufacturers suggest applying again the following year to get a good base coat.  Then you can plan on repeating the process about every two to four years depending on you local climate.

     It may seem like a lot of work, but so is building a new deck.  A properly maintained deck, screened porch, pergola or arbor can last about as long as it’s taken care of.  If you’re thinking of hiring someone to do the work for you, check with your local paint store.  They can probably recommend a good painter or deck stain specialist.  If you used a deck builder, they may also stain or know a reputable company which does.  

Hope this helps,

Dan Milford (DW Elite Decks)

     What should you do about seaming a deck where the decking’s not long enough or you need to connect decking running in different directions?   I’m sure everyone’s seen deck boards flip flopped back and forth with staggered seams.  This may look alright when it’s first done; the wood is still green and milled the same size.  But over time, each deck board shrinks up differently than the others, and produces a field of mismatched joints.  You’ll be much happier in the long run with a correctly installed transition board. 

     The key to a clean transition is running your decking long (at least 2-3″ past its destination). Pop a chalk line and use white chalk, it’s the only color guaranteed not to stain your deck. Make sure you account for exactly how wide your transition board(s) is going to be.  If using wood, measure the actual boards you’re going to use because each board may vary somewhat in width.  If using composite, make sure to account for the expansion gaps between the decking and transition boards and any gaps for multiple transition boards.  Set the decking’s depth on your circular saw so you don’t cut into the deck framework.  Cut the lines for your transition. This will ensure each deck board meets perfectly with the transition piece instead of having to cut each one to fit tight.

    Remember, measure three or four times and cut once.  This is not something you want to mess up.  If thought through and done correctly, your seams boards should snap right into place.  Always remember to make sure the understructure for your transition boards meets the same code requirements as the rest of your deck!

 

Hope this helps,
Dan Milford (DW Elite Decks)

 

2x6 Cedar Decking Seamed Diagonally

5/4×6 Composite Decking Seamed Perpendicularly