Useful Deck Information

     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 - Kansas City deck builder)

     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 - Kansas City deck builder)

Evergrain deck in Johnson County, Kansas

     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 - Kansas City deck builder)

     There’s a common and popular belief that you can’t build decks, screened porches, and other outdoor living areas when it’s cold outside.  Concrete cures with additives, and smart carpenters know how to dress for it.  As a matter of fact, most Kansas City deck builders work all year round.  This is just the time of year a “cost savvy” consumer purchases their outdoor living area.  The cold weather means a slower construction industry which, in turn, means substantial savings compared to peak season.

     About the second or third week in February, the deck building season will explode to a frenzying pace.  Deck contractors will be flooded with calls from potential customers wanting their deck or porch completed ASAP so they can enjoy it before the dreadful KC summer heat arrives.  What most people don’t realize, as springtime approaches, lumber mills, distributors, retailers, and contractors all raise their prices to balance out the winter’s financial strain.

     If you’re considering a deck, screened porch, pergola, or other outdoor project within the next year, I’d suggest starting the planning and budgeting phase in early fall so you’re able to take full advantage of this opportunity window.  By locking in a deck project during the off season, you’re sure to save a lot of money.  You’ll be glad you did when spring is here and you’re already sitting outside enjoying your new addition. 

Hope this helps,

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