Useful Deck Information

     Cellular PVC is the next generation of decking that will give consumers yet another option for building a deck.  Wood and composite decks are no longer the only choices.  In fact, Cellular PVC is to composite the same as composite was to wood ten years ago.  Cellular PVC decking has some characteristics which are better than composite decking and some that are not.

     Unlike composites, Cellular PVC decking contains no wood fibers.  Therefore, it has absolutely no pores.  This means it has superior resistance to stains from BBQ grease to bird droppings to berries falling from your trees.  As a matter of fact, it is nearly impossible to stain.  Many composites cannot make this claim.  Because of its solid surface, mold and mildew cannot grow on its surface.  This is an issue which has ignited more than one class action lawsuit against major composite manufacturers.  It can also be easily cleaned with just soap and water versus the bleach concoctions usually necessary to clean composite decks.

     Besides its stain resistance, Cellular PVC is also very durable and cannot be easily gouged or scratched from patio furniture legs or dog claws.  It fades very little, if at all, when exposed to ultra violet rays.  For deck builders, it is very easy to install because it requires absolutely no pre-drilling or piloting of holes.  You can put a standard screw within one eighth of an inch of a board’s edge without splitting.  I didn’t believe it either until our sales rep put five in a row right at a deck board’s edge!  Proprietary Procell Technology minimizes PVC’s expansion and contraction.  This means less configuring for the deck builder and more consistent appearance at seams and gaps during climate change.

     With Cellular PVC having so many benefits, why would anyone go with composite?  Well, there are some legitimate reasons to still choose a composite or wood deck over Cellular PVC.  Because the product is so new to the deck industry, no manufacturer has yet to produce a decent selection of available colors.  Color and texture are by far the main reasons one decking product is chosen over another.  Also, there are very little accessories available to the consumer.  Limited railing components such a rails, top caps, and balusters don’t give the consumer many choices for designing a deck that meets their specific style.  Price is also a major factor in Cellular PVC’s marketability.  On average, PVC decking is seventy-five cents to a dollar more (per lineal board foot) than composite decking.  In this kind of economy, twenty-five percent more is an awful lot!

     Most consumers are just a little hesitant about a brand new product that hasn’t been tested by the environment for an extended period of time.  Especially when just a few years ago, composite decking companies boasted their “maintenance free” decking only to be quickly downgraded to “low maintenance” after many warranty claims and defects brought out by good old Mother Nature.  One such defect recently discovered with PVC is the interaction with rubber which causes discoloration in the decking.  Only rubber mats, planters, BBQ wheels, etc. with an “approved for vinyl” stamp should be used in direct contact with PVC or other forms of vinyl decking.

     There aren’t a lot of Johnson County, KS decks or even Kansas City decks built yet.  However, Cellular PVC is obviously going to make a valiant run at replacing both composite and wood decks throughout the United States.  Price, color and accessory selection, and major defects yet to be discovered will determine exactly how successful that run will become.

If you’d like more info, here are some links to the leading manufacturers of Cellular PVC and Vinyl Laminated decking:

Azek: http://www.azek.com/viewProduct.php?id=5

Weather Ready: http://www.getweatherready.com

Timbertech: http://www.timbertech.com/Products/DeckingPlanks/XLM.aspx

Hope this helps,

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

Azek "Clay" decking

     Most Kansas City deck builders either install flashing or a water channel to protect a home’s exterior finish and inner structure.  Without either method installed, water will get trapped between the deck’s back ledger board and the house.  The moisture between the two surfaces is unable to escape and will quickly deteriorate the house’s siding, insulation, inner framework and possibly the deck ledger board as well.  Therefore, it is most often mandated and always highly recommended that either technique is used.

     Flashing is the best way to prevent water damage to your home and deck.  The house’s siding is cut to allow galvanized roll, stick or step flashing to slide under the exterior shell and out and over the deck ledger board.  When water comes down the side of the house, the flashing sheds the water out over the deck plate so it cannot get between the deck ledger and house siding.  Some deck builders will install two layers of flashing.  The first goes under the deck boards and another over the decking about two to four inches out from the house.  The second layer over the decking is to ensure that water doesn’t pass through the screw holes in the lower layer of flashing; created by fastening the decking down to the back ledger board.

    Sometimes deck builders don’t have the option of installing flashing.  Many new home builders don’t want another deck contractor cutting into the integrity of their nearly or newly finished house.  Some exterior finishes aren’t very conducive to the process (i.e. – stucco, brick, stone).  Some siding warranties will be voided if cut by anyone other than the manufacturer (i.e. vinyl, steel).  If you’re building a deck right below a row of window or doors, it’s not always a good idea to pull the trim to try and fit in flashing.  It may not even fit.  In cases where flashing is not the best option, a water channel should be installed to allow water to pass between the house and deck ledger board. 

     The air gap between the house and deck will let water escape and evaporate so water doesn’t sit and jeopardize the house or deck structures.  Most water channels are simply built with 1”x4” treated lumber cut into pieces the same width as the rim plate and installed every sixteen inches or whatever spacing the ledger bolts are going to be placed.  The lag bolts, Ledger Loks ( see “Ledger Loks are a Great Alternative to Lag Bolts! – http://dwdecks.com/blog/?p=278) or masonry anchors should be installed through the spacers to achieve proper shear strength.  Placing them in the water channel (between the spacers) not only reduces the fastener’s shear strength capacity but also creates an opening for water to invade the house structure. 

     There are also some different types of pre- manufactured spacers.  Deck 2 Wall Spacer (http://www.deck2wallspacer.com/) was one of the first patented products available to Johnson County, KS deck builders and other deck contractor in the Kansas City area.  Even newer products feature gasket types which claim to seal out any water from getting between the spacer and deck plate or house exterior.  I have yet to try these out so I can’t vogue for their guarantees.

     Whether your local building code requires it or not and no matter what type of flashing or spacer you decide to use, make sure you use one of these techniques. It’s critical that the deck builder take the time to install either method carefully and correctly.  Water damage to your house can be extremely expensive, especially since the homeowner most likely won’t be able to see the affected area until it’s far too late.  Rot and, in turn, weakening of this area can also be very dangerous since the deck relies on the house’s structure for support.  It will increase the chances of a deck collapsing.

Hope this helps,

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

Flashing should be installed behind the siding, not in front of it.

Result of improperly installed flashing.

     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 - Kansas City deck builder)

     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 - Kansas City deck builder)

     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 - Kansas City deck builder)

1.  2”x10” treated joists 16” on center - Ensures less bounce and less stress on the deck’s surface. This will increase the stability and lifespan of your deck.

2.  Double outside 2”x10” rim plate - Required by most cities pending tributary loads but should be always done on decks more than 6’ out from house and/ or more than 6’ between support posts.

3.  6”x6” support and railing posts - Timbers less than 6”x6” thick, for support or railing posts, will not last as long under the stress of a heavy structure.  Smaller timbers will warp, twist, and crack much easier, faster, and more often than 6×6’s.  Also, 6”x6” posts have a much more stout, pronounced, and solid look which plays a large role in the deck’s overall appearance.

4.  Post blocking - All support and railing posts should be blocked in on all sides with lumber of the same dimensions as the deck framework.  Therefore, the post cannot move in any direction.  This procedure reinforces railing posts well beyond the 200 lb. minimum lateral strength required by most cities.  

5.  “Frame in Post” construction - The best way to support the frame of a deck structure is custom fit notching all support and railing posts to accept their adjacent rim plates.  The design provides much more horizontal strength than other methods.  Also, it completely alleviates all side to side swaying motion of the deck.  The framework must be notched on the outside of the post.  Then the post can be blocked in from all sides.  This procedure makes the post bonded to the deck frame and locked in place.  All support and railing posts are notched out the full width of the rim plate they are fitting.  This gives maximum leverage to the post for lateral strength. 

The following are some common methods Kansas City deck builders use to make the deck building process faster and easier.  However, these shortcuts also come at a high cost to the customer: (an inferior product).

·   Notching posts outside of the deck framework - is quickly becoming a popular method used to speed up deck building.  The posts sit over the decking and frame.  The deck builder does not have to cut decking around posts and posts are much easier to install from outside the framework.  However, this method leaves nothing holding a post in place except for a handful of nails.  A scary thought when you consider an average size deck weighs 2-3 times as much as an SUV.

·   “Cantilever or Post and Beam” construction  -  is a method used by deck contractors because it allows the builder erect a structure without having to get exact measurements for each post or block in support posts.  It also saves a few dollars by allowing joists to span greater distances with less tributary loads.  This engineering not only creates a much weaker foundation for side to side motion but also uses up valuable living and storage space under the deck.

·   Bolting or nailing with no 1 ½” bearing - is illegal in any city, county, or state adhering to the current Uniform Residential Building Code.  This is an especially unsafe practice which puts the entire weight of a deck structure on hardware that is tested not to withstand that pressure over time.

Kansas City decks vary greatly in how they are built.  Your local building codes will probably allow deck, screened porch, and pergola structures to be built with far less standards.  That is what some deck builders will provide, the bare minimum.     

Whether it’s a KC deck or any other part of the country, use this as guide to help tell the right and wrong way to build a deck.

Hope this helps,

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