Useful Deck Information

There’s always been a huge misconception about why building permits are required.  Today, there are a quickly growing number of deck builders who choose not to bother with properly passing deck permits.  Most likely to either avoid the time and cost involved or simply a negligent understanding of their importance.  Some deck builders will give creative and elaborate excuses why you shouldn’t pull or pass a permit.

Most decks REQUIRE permits by law.  If your deck builder doesn’t want to pull permits, get another builder.  If the builder is caught mid-construction working on an unpermitted deck, YOU may be required to tear it down and start over.  If you are building your own deck and are caught mid-construction, you may be required to tear it down.   More importantly, if someone is injured on a deck that you knowingly built or had built without permits, your insurance may not cover it.  Worse yet, you can certainly be found legally liable.

Make sure your deck builder passes all inspections that are required.  Many jurisdictions mandate pier and structural inspections in order to satisfy the final inspection.   A trend being noticed throughout the Johnson County, KS is that many builders are only pulling permits on decks, screened porches and pergolas in order to perform the work without interruption.  They have no intention of ever completing the permit. 

Pulling a deck permit is the easy part and simply allows the work to begin.  Passing a permit is more important because it oversees that a structure(s) is built correctly, safely, and to updated national building codes.

Any permit is worthless without completion of an approved final inspection and/or a Certificate of Occupancy.  Most permits are null and void after 180 days of inactivity or failure to close properly.  A satisfactorily completed permit is the only way to ensure your deck is built safely and to current building codes.  It’s also required to release a homeowner liable for personal injury or death.

If you have any questions about the legitimacy or status of your building permit, simply call your local Community Development Department.  That would be the city if within limit boundaries and your county if residing on unincorporated land.

Hope this helps,

Dan Milford (DW Elite Decks – Kansas City deck builder)

Not all that long ago, “cheap” was the key word used throughout the Kansas City deck industry.  Starting in the fall of 2008 through almost the end of 2009, “cheap” decks, screened porches and pergolas reigned supreme.  Most customers calling deck builders for estimates emphasized one thing.  The primary factor when considering their quote was going to be how much the deck would cost.  Many new and un-established Kansas City deck contractors built their marketing campaign on a single premise.  They boasted the fact they could, and would, build a deck “cheaper” than the next guy.  Thankfully, that trend is now beginning to come full circle.

Yeah, there are still quite a few tire kickers out there.  However, as a Kansas City deck builder, we’re noticing more and more people looking for the best value versus the lowest price.  There is a difference!  Value simply means getting the most for what you are paying.  It could be the most expensive deck or it may be the most affordable.  That all depends on the detail of craftsmanship, quality of materials, level of service and professionalism provided; compared to what one spends for it.  What someone is willing to allot for such a purchase is their decision based on their personal taste, lifestyle, budget, income, etc.  Price is only a single component of value and should only be used as a gauge to calculate the deck’s value.

As a Kansas City deck builder, this is something we’ve always preached.  We don’t pretend to be the cheapest deck builder in Kansas City.  We proclaim to provide the best value.  “The highest quality deck for the fairest price” – “The most bang for your buck”…you get the picture.

Some of those “cheap” deck builders are not only now realizing the true cost to run a business.  They’re also realizing that the “cheapest” deck is usually the one built exactly right the first time and in an efficient manner.  Whereas, the most expensive deck is the one their unqualified subcontractor took three times as long to build or the one they have to go back and fix time and time again.  Fortunately for the reputable, qualified deck builders in Kansas City, many consumers are also now gravitating toward that same conclusion.

As I humbly predicted, more and more horror stories about unscrupulous contractors and shady handymen are emerging from the dark, murky depths of this historic recession.  Although immensely distasteful, these unfortunate business practices do produce something positive.  A much more conscientious and savvy consumer is now being born in all markets throughout the United States.  Kansas City decks are no exception. 

Many homeowners are now realizing what has been preached since the beginning of mankind.  “You get what you pay for!”  If you don’t believe it, just try walking into your local Cadillac dealership and ask them if they can match the price of a Kia model that’s relative in size.  They’d laugh and probably so would you.  That’s because you both know the two cars aren’t built the same.  The craftsmanship is miles apart and there are many more high-end components and features on a Cadillac than on a Kia.  Well, decks are no different.

There’s a vast difference in Kansas City decks, and therefore, deck builders.  The construction methods they utilize, their attention to detail, skill level of their carpenters and quality of materials they work with.  So do your diligent research.  Check their credentials, call their references and be sure to visit their work first hand.  Because “cheap” is not always an accolade!

Here’s my favorite quote from one from one of the greatest social thinkers Great Britain and the world has ever known.  One I try and repeat it every chance I get:

“There is hardly anything in the world that some men cannot make a little worse and sell a little cheaper; and the people who consider price only, are such men’s lawful prey.”  – John Ruskin

Hope this helps,

Dan Milford (DW Elite Decks – Kansas City deck builder)

I know it sounds awfully repetitive because it seems like I post something like this at least once a month.  However, I think it’s one of the more important points I can relay to homeowners and deck builders alike.  Decks have always been and still are one of the more secure investments when it comes to residential home improvement projects.

More proof comes from a U.S. News & World Report which lists the “The 5 Best—and 5 Worst—Home Improvement Projects for Your Money.”  The article explains that a wood deck is the third best home project to spend your money on.  It does a better job articulating the reasons than I do, so the link you just passed will take you there.  The report doesn’t rate PVC or composite decks.  Nor does it mention treated or tropical hardwood decks.  However, I guarantee that just about any type of deck, if properly constructed and of quality craftsmanship, will meet, if not exceed, this type of performance.  Especially if the deck is  made from a reputable composite brand such as Evergrain or a top notch material like Azek or a gorgeous, durable product similar to an Ipe tropical hardwood.

Just remember to do your research.  Find a decking that flows with your home and is ideal for your regional environment.  And as always, hire a reputable, professional deck builder.  One who’s built with that exact material more than once.  Trust me, not all deck products are installed the same.  Incorrect installation is not only wearisome and extremely costly; it may even void your warranty.  And what’s the point in that?

For more proof why decks are a sound investment, I’ve attached some of my previous posts:

• Looming Inflation Guarantees a Deck Investment
• Purchase a Deck in a Down Economy?
• A Kansas City Deck is a Wise Investment

Hope this helps,

Dan Milford (DW Elite Decks – Kansas City deck builder)

Today’s world is much more difficult than it was two or three years ago.  Jobs are harder to find and work is harder to get.  The competition in the Kansas City deck industry is the fiercest I’ve ever seen.  There are scrupulous businesses in almost any industry, especially in tough economic times.  Some deck builders in Johnson County, Kansas will do just about anything to win a bid.  Many have no problems slandering their fellow deck contractors while others will tell a customer whatever they want to hear.  This historic recession is a breeding ground for opportunistic and shady deck builders and contractors.  Therefore, potential deck buyers should research them diligently!

Also see a previous post: “Not all deck builders are the same.”

Do a thorough background check on all deck builders you’re considering.  Visit your local Better Business Bureau’s website.  It will usually post any filed complaints for the last three years and how the company handled their issues.  The BBB also generally reports any federal or state tax liens, bankruptcies, and legal judgments against the business.

“Better Business Bureau of Greater Kansas City”

Ask the deck builder for a list of references along with phone numbers you can call.  Don’t just trust the list, call the references!  Ask them if they’re a friend or relative of the deck builder.  Ask them what type of work they performed.  Ask how long the project took.  Was it done professionally and efficiently?  How was the craftsmanship and quality of materials?  Did the crew thoroughly clean up the site when finished?  Most importantly, ask the value of the deck, screened porch, pergola or other project.  Was the company worth what they charged and would you hire them again?  Granted, most deck builders and contractors won’t put negative relations on their list.  However, explicit inquisition may drudge up traits of the contractor that could help you choose the most qualified deck builder.

If you do nothing else, please make sure that potential deck contractor is insured and licensed.  Failure to do so could be catastrophic.  Any deck builder in Kansas is required to carry liability insurance.  This protects the homeowner from negligent carelessness.  For instance, I’ve heard of a deck builder in Kansas City that hit a wire inside a house wall while fastening the deck ledger board.  The wire became shorted and caused a spark.  The spark ignited insulation inside the wall.  A fire erupted and burned down over fifty percent of a million dollar home.  The deck contractor was just a framing carpenter moonlighting for extra cash.  He had no insurance.  I believe the homeowner’s insurance ended up covering the damage.  However, I’m sure the payout went on the homeowner’s record and drastically affected their rates.

Workman’s comp insurance is required for all deck builders in Kansas and Missouri which use employees.  Without work comp, the homeowner is responsible for any and all injuries that occur on their property.  From a broken finger to a fatality, if work comp coverage isn’t valid, the homeowner is legally liable.  I’ve heard many horror stories about homeowners getting sued for job site accidents because the deck contractor had no work comp coverage.

Johnson County, Kansas deck builders are also required to carry a contractor’s license.  The deck contractor’s license ensures the deck builder has passed the mandatory requirements for continuing education and code knowledge.  Classes pertaining to specific trades are taken on an annual basis.  The Johnson County contractor licensing also ensures the deck builder retains and renews their liability and work comp insurance (if required).  Johnson County Contractor Licensing has really taken off since it was first started seven or eight years ago.  Many local jurisdictions allow Johnson County contractor’s licenses as validation for a deck builder’s qualifications.

If you’re unsure about who to call or where to check up on the deck builders in your area, simply call your local building codes department.  Call city hall if you’re within city limits or the county if you reside in unincorporated land.  The Better Business Bureau is a very reliable source for looking into a company.  Angie’s List can also be helpful although you have to pay for their membership if don’t already belong.  Bottom line; just dig up as much info as possible.  The more you find out, the better the odds of hiring a quality deck builder. 

In the mid 1800’s, John Ruskin, a great British social thinker, quoted something that has long stood the test of time.  It can remarkably be conveyed today in our current setting.

“There is hardly anything in the world that some men cannot make a little worse and sell a little cheaper; and the people who consider price only, are such men’s lawful prey.”

Hope this helps,

Dan Milford (DW Elite Decks – Kansas City deck builder)

Professional deck builders see a wide variety of potential customers.  Some desire an intricate design combined with ornate accessories and features which coincide with the architecture of their home.  Yet others just need a basic layout constructed with simple, durable and low maintenance materials.  And there is an infinite range of desires within this spectrum.  No matter what the deck purchaser requests, there’s always a common thread.  Everyone wishes to achieve functionality while obtaining the most deck for their money.  Therefore, here are a few tips to utilize that valued deck space to its fullest.

Know your numbers.  Lumber, composite, PVC, and just about all building materials are sold in even increments.  A deck builder can usually obtain even numbered dimensional lumber from eight to twenty foot lengths without special ordering.  Composite and PVC deck products are more explicitly produced.  Synthetic decking is usually manufactured in twelve, sixteen, and twenty foot sections while railing components are generally offered in twelve and sixteen foot increments.  What this means for the deck builder and buyer alike is paying for the shortest possible lengths to fit their deck dimensions.  Planning your deck design around the material availability can save both deck builders and homeowners a substantial amount of money.  It can also help create a more practical deck space.

Visualize the deck’s footprint and how it will be utilized.  Decide where to place tables, chairs, a BBQ grill, planters, etc.  This helps ensure you don’t have any major regrets about the deck’s size or configuration. 

Keep stairs towards the corners of the deck.  Stairs in the middle of a side withhold usable room in order to preserve trouble-free entries and exits.  They also break up guard rails and add extra railing posts.  Don’t just consider the cost of materials.  Experienced deck builders are sensible enough to figure in their labor for such additional work.  Also, keep staircases close and adjacent to the deck frame.  Longer staircases may require descents to turn a corner or switch back with a split level landing.  This concept not only saves valuable yard realty, it’s much safer in case of an inescapable fall.

These are just a handful of suggestions to assist deck builders and homeowners with deck conception.  No matter what the objective for a deck, screened porch, pergola or other construction project, thorough planning is sure to enhance the outcome and the tweak the aim.  Similar to much of life, diligent preparation is the key to success in quality deck building.

Hope this helps,

Dan Milford (DW Elite Decks – Kansas City deck builder)

One of the most important aspects of building a quality deck is proper land grading.  The earth below and around a deck must provide proper water runoff and drainage.  I’ve seen first hand how many Kansas City deck builders fail to do this part of their job.  All one has to do is drive by a newly completed deck and see the piles of dirt mounded up into little hills around each deck pier.  The neglected landscape not only looks bad, but it can be disastrous for the homeowner.

If rainwater fails to divert away from a house’s foundation, the possibility of a flooding basement is probable, if not imminent.  Therefore, a ground swale should always be higher near the footing or foundation of a building and descend gradually away from and toward on open area.  The same reason gutters are installed around the perimeter of a roof.  To get water away from a structure before it comes inside.  It’s especially crucial for this excavation to be performed on low decks before they are built.  Afterwards, such work may not be feasible.  Remember, the deck is not going to divert all the rain by itself.  Much of it will pass to the ground below.

Another area many Kansas City deck builders ignore is around the deck support posts and stairs.  Some deck builders and contractors simply leave dirt from the hole right where they dropped it.  I’m not sure if they just think will dissipate naturally into the ground, believe it’s the homeowner’s responsibility, are just too lazy or don’t even care.  Nonetheless, this practice totally contradicts quality deck building.

Cedar, and even some treated, posts should not come in contact with dirt or masonry.  Doing so will shorten the life of the wood.  Most treated woods are resistant to rot and decay from moisture.  However, abstinence from such exposure will help almost any material last much longer.  Therefore, dirt from piers should be spread out thinly so it does not to come in contact with posts, stairs, or any deck component.

To recap, simply slope all dirt and landscaping away from foundations, footings, piers, and deck components.  Yes, it’s really that simple.  Just a little knowledge and a bit more effort can help some of you Kansas City deck builders become a little better.  Take another step towards higher quality deck building.  After all, that’s really what matters, isn’t it?

Hope this helps,

Dan Milford (DW Elite Decks – Kansas City deck builder)

I hear it all the time. 

“I can’t build a deck any faster without sacrificing quality!”

Please don’t feed me that.  I’m not a food disposal, dumpster, landfill, or trash receptacle of any kind.  Being a Kansas City deck builder for over fifteen years, I know a little something when it comes to how long deck construction should take.

There’s a plethora of feedback on deck builders in Kansas City.  Amongst the reviews, there’s often complaining about decks taking an inordinate amount of time to complete.  Unfortunately, many Kansas City deck builders have not yet figured out how to solve this problem.   

We’re friends with some, acquaintances with most, of the Kansas City deck builders.  When given the opportunity, I always try and pick some of their brains when I hear stories like this.  The common response I usually get refers to black and white deck building.  That is, you can either put out quality or quantity, but you can’t do both.  I understand what these deck builders and contractors are insinuating.  As a matter of fact, our business slogan is “Never Taking Shortcuts to Save Time.”   With that being said, I don’t think some of my fellow Kansas City deck builders are doing everything necessary to ensure their decks, screened porches, pergolas and other projects are completed proficiently.

Plan out your deck. 

• Pull your permits!  If a local code enforcement officer or inspector catches you building without approval, you’ll most likely be set back a minimum two to three days.  Not to mention paying higher fees and fines.  By the way, how do think homeowner will feel with that Stop Work Order  stuck to their front door?
• Have utilities marked two or three days ahead in case there’s a glitch or mix up on location. Hitting an underground line will cost you time money.  Maybe even your life!
• Order materials to be delivered at least a day in advance.  Make sure every member and component of your deck is listed with the materials needed for each part.  That way you won’t miss anything.  Count the materials when you first arrive on site so you can see if anything is missing and have it brought out before you’ll need it.
• Detail a schematic and scope of work.  List everything you’ll be doing on the job.  If you have a deck crew, go over the drawings and work to be done before you get started.  That way, everyone is on the same page.
• Hold consistent work habits.  Show up on time, the same time, and every day.  The customer will appreciate it since they know when to expect your arrival at their home.  That way they’re never left guessing or scheduling around your appearances.  Also, the human body gets used to a repetitive labor regimen.  This will allow it to perform more efficiently during peak hours.
• Work when you’re on site.  Treat the job site as a professional work place.  Leave the excessive socializing and personal time for after hours.

Trust me, the manner in which you build a deck is just as important to the homeowner as the quality you put into a deck.  And with some discipline and due diligence, a deck builder shouldn’t have to compromise one for the other.  Better yet, stick to this protocol and you’re likely to find substantial time leftover to fine tune your decks.  In turn, the quality of your work and the size your pocketbook should see a significant increase.

Hope this helps,

Dan Milford (DW Elite Decks – Kansas City deck builder)

There is currently an arctic air mass squashing the Midwest and much of the United States.  It’s been making building decks in Kansas City somewhat difficult the past week or so.  Like many other Kansas City deck builders, we’ll be back at it come Monday.  The temperatures are supposed to reach a balmy thirty degrees Fahrenheit!  Hey, we’ll take it right now.  It’ll feel like a heat wave compared to the weather that’s blasted our region for what seems like an eternity.  When we do get back to deck construction, we’re going to be sure and use some concrete additive to help us catch up.

There are different types of chemicals which help concrete cure at a faster rate.  Some deck builders in the Kansas City area use calcium, either powder or liquid form.  We prefer to use a chemical called Trimex NCA.  It’s a liquid that you dilute into the water you’re mixing with the concrete.  Trimex NCA is far less corrosive and much less irritating to the skin than calcium and some other curing agents.  In these frigid temperatures, it’s imperative that deck builders use an accelerant to harden their footings quicker than concrete sets up alone.

Most importantly, the concrete needs to get mostly cured before it freezes solid.  If a deck is built on frozen and unhardened concrete piers, it will sink once a thaw occurs.  Secondly, the concrete will lose a lot of its strength, solidity and longevity if it becomes fully frozen before bonding all the way.  And lastly, uncured footings cost deck builders and contractors precious time and money.  Waiting around to build or complete a deck pending concrete approval is not an efficient way to run a business.

Remember, the ground it still very warm, especially with a bunch of snow cover.  Once we removed the snow, even the very top inch of the ground was thawed when we dug deck piers last Monday.  Even with the temps well below twenty degrees.  Along with using a concrete additive, it’s also a good idea to cover your empty pier holes in between digging and pouring them.  Then again after you’ve filled and finished the tops.  Cover first with plastic to retain moisture.   Add three or four layers of burlap to retain the ground’s heat.  This will help ensure deck piers and footings stay warm and set up in time to drop the deck’s weight before spring.

For more info on building decks in the wintertime, visit another post:

“Most Kansas City Deck Builders Work Year Round.”

Hope this helps,

Dan Milford (DW Elite Decks – Kansas City deck builder)

I’m not sure what the weather’s bringing to all parts of the United States this early winter season.  I do know that Kansas City has been pounded with snowfall after snowfall ever since Christmas Eve. That’s when we received about a foot of the white stuff.  We’ve also had nearly no thaws in the last week and half which has just made the accumulating precipitation pile up even deeper.  Being a Kansas City deck builder, we’re fielding many calls from people concerned about the same thing.  Many are worried that the mounting snow and ice will have detrimental effects to the longevity of their deck.

I recommend that unless they fear the deck is too old or too poorly constructed to handle the weight of the snow, to just leave it alone.  Not all Kansas City deck builders build the same quality of deck.  However, most newly constructed decks can easily hold the “dead load” (non-moving weight) this record breaking December has dropped on us.  I strongly emphasize most in the previous sentence.  If you know your deck had a permit pulled and passed with your local jurisdiction, I’d be almost certain you have nothing to worry about. Deck building codes mandate that a deck can carry far more weight than the Kansas City’s snowfall totals so far.  If you’re unsure whether or not your deck has passed inspection, call your local city or county building codes office and find out.

If your deck is too old to trace its history or you know it hasn’t ever passed a permitted inspection, just stay off, away from, or under it.  Getting out there with your additional body weight and movement will only increase the likelihood of a collapse if it’s going to happen.  Not to mention, snow shovels and scrapers will likely cause damage to the deck if you’re not extremely prudent.  The frozen snow is not going to hurt your deck.  It’s not penetrating the deck’s members at these temperatures.  Even when it does start to thaw, it’s just the same as if your deck was being exposed to rainfall.

The most important thing you can do now is remember this situation.  Come springtime, inspect and maintain your deck.  If you’re unsure or don’t want to mess with this sort of thing, hire a qualified deck builder or contractor.  A reputable, professional deck builder is the best choice to closely examine your deck’s condition and advise needed repairs, maintenance, or possible replacement. 

This year, Kansas City got one inch of snowfall on Christmas Day for the first time since 1969.  What started out as a novelty has turned into something far more burdensome that almost anyone expected.  Many thoroughly enjoyed the beautiful white Christmas we were blessed with this year.  Now I’m sure most would be just fine if we didn’t see any more till next Christmas.

For more deck inspection info, visit the following links:

• 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

Have a safe and prosperous 2010!

Hope this helps,

Dan Milford (DW Elite Decks – Kansas City deck builder)

Many people ask the same thing when we’re bidding decks, screened porches, and pergolas this time of year.  “Can you build a deck in when it’s cold outside?”  Actually, our deck builders prefer the cool weather over the warm.  It’s much easier keep the human body warm when doing physical labor than it is to cool it down.  That doesn’t mean they enjoy the brutally frigid temps that get hover near zero.  However, the thirty and forty degree temps are nothing if the carpenter knows how to dress right.

Some customers are worried about the concrete curing properly in temps below freezing.  Concrete will create its own heat.  If the deck builder or contractor covers the pier, footing or pad with plastic and then burlap, the heat will hold long enough to allow the concrete to cure fully.  When the ambient air gets below thirty-two degrees Fahrenheit, we accelerate the curing process by adding Calcium Chloride or TriMix – NCA.  These chemicals help ensure the concrete cures enough before it freezes. 

The deck builder has to make sure that the concrete is cured before putting all of the deck’s weight on the piers.  I’ve seen a number of decks and screened porches sink down in concrete because the deck contractor assumed the concrete was ready.  They simply felt the surface to see if it was hard to the touch.  However, the concrete was actually frozen.  If concrete freezes before it cures, it will not continue to cure until it thaws back out.  You can tell the difference by drilling a small, inconspicuous hole, at least six inches down.  If you get a dry dust or powder, the concrete is most likely cured.  If you get any kind of paste, sludge or moisture, it needs more time.  If the deck builder is unsure or it’s borderline, temporary supports should be left on for a few more days.    

More and more Kansas City deck builders are using TXI’s Maximizer because it’s a “high/early” mix.  It has a very high strength at 5500 PSI and sets up to 3000 PSI in twenty-four hours.  This makes a big difference when time is a factor.  And if a deck builder plans on being successful, time is always a factor. 

Most Kansas City deck builders do work year round.  Just make sure you hire one who knows what they’re doing!

Hope this helps,

Dan Milford (DW Elite Decks – Kansas City deck builder)