Deck repair and rebuilds
A deck can look worn and be solid underneath, or look fine and be failing. An inspection from below tells you which.
Most deck damage around Grand Traverse Bay comes from water that stays put: snow melting into board ends, rain running behind an unflashed ledger, puddles around post bases. Add a few decades of freezing and thawing and the wood breaks down from the inside. Standing on top tells you little. The answer is underneath.
What does a builder check?
- The ledger. Is it bolted or lagged into the house framing, or just nailed? Is there flashing over it? Is the house's rim joist behind it soft?
- Footings and posts. Do the footings reach frost depth? Have any lifted or tipped? Are posts rotting where they meet concrete or soil?
- Joists and beams. Sagging, splits and soft spots, especially at the ends and under seams in the boards.
- Hardware. Rusted hangers, missing bolts and fasteners that aren't rated for treated wood.
- Surface, stairs and railings. Spongy boards, cracked treads and posts that move.
Repair or rebuild?
If the frame and footings check out, swapping boards, a few stair treads or a section of railing is a straightforward repair. If the ledger is rotten, footings have moved, or much of the framing is soft, a rebuild is usually the better use of money. A new deck also gets footings to current depth and a ledger connection that meets today's code. Larger repairs and full rebuilds typically need permits.
Cottages and older summer homes
Plenty of decks around the bay were added to cottages and summer homes years after the house was built, sometimes on precast blocks or shallow posts, sometimes hung from framing never meant to carry them. If yours shifts every spring or bounces underfoot, shims won't fix it for long. The lasting fix is usually new footings and a proper connection, or a freestanding deck.
Is it safe to use?
Treat a loose railing, wobbly stairs or a deck pulling away from the house as a safety problem. Keep people off that area until a builder has looked, and don't host a crowd on a deck you're unsure of. In winter, avoid letting deep, wet snow pile up on a deck that's already showing signs of trouble.
Buying or selling?
Home inspectors often flag decks for missing flashing, nailed ledgers and loose guards. A builder can tell you which items are quick fixes and which point toward a rebuild, which helps when you're negotiating.
Pricing comes from the builder after they've seen the house, measured, checked the soil and access, and talked through materials with you. We don't quote prices, and any number you hear before a site visit is a guess at best.
Where we connect you with help
Common questions
Can I just replace the deck boards?
Often, if the footings and framing are sound. Have the builder check the ledger, joists and posts first so new boards don't go onto a failing frame.
Why is my deck crooked every spring?
Usually the footings don't reach frost depth and frozen ground lifts them. The fix is new footings dug to the depth your permit office requires.
Related services
More background: Traverse City deck guide.
A deck that's gone gray and soft, or one you've only pictured over the bay?
Call the number above and a Grand Traverse area deck builder will talk through what makes sense for your house.