How to Estimate Rehab Costs
5 min read

Deck Costs

Learn How to Estimate Deck and Porch Costs on Your Rehab Projects
Estimating Rehab Costs
Deck Costs

Lesson Outline

Overview

Exterior decks and porches provide highly desirable outdoor living spaces for your buyers, so its important to understand the types of repairs that should be made to your deck to receive the best ROI on your house flip. As a house flipper, you will need to be able inspect a property's existing deck condition and determine whether the deck can be repaired, re-decked or needs to be completely replaced. You will also need to be able to accurately quantify the amount of decking required and estimate an approximate budget.

Basics of Estimating

Deck Costs

Decking is typically measure and estimated based upon the square feet of deck that needs to be built or replaced.

Measure the Deck Size

Start by measuring the length and width of the deck to calculate the square footage. If your deck is not a perfect square or rectangle, break the deck down into small sections and then add each additional section together to calculate a total square footage.

Multiply Square Footage by Cost per SF Pricing

To estimate your budget for your decking you will multiply your Total Decking Square Footage by your budgeted costs per SF pricing based upon the type of decking material used.


Material Costs

Installation Costs

Completely New Deck Cost Ranges

Pressure Treated Deck

New Pressure Treated Deck (structure, decking, rails)

$15 to 25/ sf (lab & Mat'l)

Installation of new pressure-treated deck, including the structural framing, pressure-treated decking & railing.

Cedar Deck

New Cedar Deck (structure, decking, rails)

$20 to 30/ sf (lab & Mat'l)

Installation of new cedar deck, including the pressure-treated structural framing, cedar decking & cedar railing.

Composite Deck

New Composite Deck (structure, decking, rails)

$30 to 50/ sf (lab & Mat'l)

Installation of new composite deck, including the structural framing, composite decking & custom railing.

Brick Facade

Pergola Structure

$2k to $10k

Installation of new cedar pergola. Prices vary widely depending on size, design and materials used.

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Replace Existing Deck Boards Only Cost Ranges

Pressure Treated Deck

New Pressure Treated Deck (structure, decking, rails)

$5 to 10/ sf (lab & Mat'l)

Installation of new pressure-treated deck, including the structural framing, pressure-treated decking & railing.

Cedar Deck

New Cedar Deck (structure, decking, rails)

$8 to 13/ sf (lab & Mat'l)

Installation of new cedar deck, including the pressure-treated structural framing, cedar decking & cedar railing.

Composite Deck

New Composite Deck (structure, decking, rails)

$10 to 15/ sf (lab & Mat'l)

Installation of new composite deck, including the structural framing, composite decking & custom railing.

Installation Timeline

A decking crew can typically complete a 10x10 (100 sf) deck in 3 to 5 days. The first day will typically be used to layout the deck and dig and pour the concrete footers. On the second day the contractor will install the deck beams and joists and start installing decking. On the 3rd day the

Cost Summary


Other costs

  1. Demolish existing deck ($150 to $500 each)
  2. Deck permit costs (check local codes)
  3. Powerwash deck, stain and seal, L+M ($1 - $2 per square feet)
  4. Heavy sand deck, stain and seal, L+M ($2 - $4 per square feet)
  5. Replace rails, spindles only, wood, L+M ($20 - $30 per lineal feet)
  6. Replace rails, spindles only, metal, L+M ($40 - $60 per lineal feet)
  7. Wood stair case, 6 steps, L+M ($750 - $2k each)
  8. Concrete landing pad for stairs, L+M ($200 - $500 each)

Price Considerations

  1. Type of Deck Materials - The most obvious factor that influences deck pricing is the type of decking material being installed.  Treated wood lumber decks are the cheapest decking material available, with cedar or composite decking being the most expensive and labor intensive.
  2. Deck Size - In construction, there is a term called economies-of-scale.  The larger the project, the more efficient the contractor can be installing the deck.   In other words, a smaller deck will cost more per SF, than a large deck.
  3. Deck Height - A deck at ground-level that doesn't require railings & large columns is much cheaper than building an elevated deck that requires expensive columns, beams, stairs & railings.
  4. Deck shape (hips, gables & features) - A simple square deck is cheaper and less labor intensive than a deck with odd shapes, multiple tiers, and features.
  5. Deck Features - Depending on the height of the deck, adding stairs can cost between $750 to $2,500.
  6. Deck Removal - If the existing deck structure is not salvagable, you will need to pay your contractor extra to remove the existing deck.
  7. Staining - Staining a deck after it's completed is an extra add-on that you need to consider to protect the wood materials.
  8. Deck Permit Costs - Check with your local building codes, but generally if a deck is over 100sf and over 4ft tall you will likely be required to pull a Deck Permit which could cost ($100 to $500).
  9. Location - The location where you are installing the deck will have a significant impact.  If you are installing the deck in downtown San Francisco the deck will obviously cost much more than the same deck being installed in Suburbia.
  10. Seasonality - Spring and Summer is peak deck season and Decking Contractors are generally swamped with work, so if you are getting a deck installed during this time you will likely pay a premium.

Writing a Scope of Work & Getting Bids

Deck contractors will generally provide an all inclusive bid to 'furnish and install' all labor and materials on the project.

Here is an example of how to write a Scope of Work that insures your Deck Contractor provides an all-inclusive bid.

Example Scope of Work

All Deck framing, decking, railing, balusters & stair work (including materials) is to be Contractor Purchased, Contractor Installed.

  1. Furnish and install new wood deck according to deck drawings and local building codes.
  2. Deck structural design and layout is to be approved by the City Building Department prior to installation. (if required)
  3. Deck joists sizes, column sizes and structural framing sizes should be confirmed and approved prior to installation. (if required)
  4. Wood materials to be pressure treated wood decking materials.
  5. Baluster materials to be pressure treated wood materials.
  6. Final Cleaning: Clean up all scrap lumber and screws from project site.

Example Scope of Work Document

Download our Scope of Work Document template, compatible w/ Google Docs & Microsoft Word
Scope of Work Document Template Example

Scope of Work Document Download

Download the Editable Scope of Work Document available in MS Word or Google Docs
Microsoft WordGoogle Docs

Other Resources

Rehab Repair Estimator Software
HomeAdvisor Cost Guide
Fixr Cost Guide
Homewyse Costs Guide

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