Deck needs replaced, what should I get?

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corn18
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Deck needs replaced, what should I get?

Postby corn18 » Sat Jun 17, 2017 4:08 pm

So my 9 year old deck has been condemned. Whole thing is rotting. The contractor we had do an estimate is replacing decks all over our neighborhood. Ours was well maintained but poorly built. Regardless, we are where we are.

To just replace the deck is $9,000 with the same deck and pressure treated lumber. We have to do this bit. But, we can do more and I was wondering if I might expect to at least get some of my investment back when we sell.

$15,000 - replace current deck with Trex instead of pressure treated lumber. Not sure this would generate any additional sales value, but would like your input.

$15,000 - replace current deck with pressure treated lumber and make it twice as big. We always wanted to do this. It's really what they should have done when they built the house but were too cheap.

$20,000 - replace current deck with Trex and make it twice as big. Same question on Trex vs. pressure treated lumber.

$35,000 - replace current deck with Trex, make it twice as big and cover 1/2 of it. This is what we want to do because the deck faces south and is hot as hades in the summer evenings. This would allow us to use it a LOT more.

So, if we go the $35,000 route, does this add any value to house or is it just $35,000 to get something we want without any increased value?

Appreciate your thoughts.

delamer
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Re: Deck needs replaced, what should I get?

Postby delamer » Sat Jun 17, 2017 4:22 pm

I'd assume that it will make your house more saleable if you make the deck larger, with Trex, and partially covered. But I'd also assume that you won't recover the full cost of the new deck when you sell, regardless of what you decide on regarding the replacement.

So do what is affordable and enchances your use of the house. If I was going to move in 2 years then I wouldn't put in the $35,000. But I would if it was a long-term house.

dbltrbl
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Re: Deck needs replaced, what should I get?

Postby dbltrbl » Sat Jun 17, 2017 4:33 pm

It is your choice but I would suggest using TREX. It will save you lot of work over the years and it may not get you your increased cost, if you stay there you will enjoy it. Life is too short. If you have no current plans of moving, go for trex.

Goal33
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Re: Deck needs replaced, what should I get?

Postby Goal33 » Sat Jun 17, 2017 5:34 pm

When are you selling?
A man with one watch always knows what time it is; a man with two watches is never sure.

corn18
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Re: Deck needs replaced, what should I get?

Postby corn18 » Sat Jun 17, 2017 5:35 pm

Goal33 wrote:When are you selling?


Maybe within the next 3 years.

delamer
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Re: Deck needs replaced, what should I get?

Postby delamer » Sat Jun 17, 2017 5:40 pm

corn18 wrote:
Goal33 wrote:When are you selling?


Maybe within the next 3 years.


How much do you think the house is worth?

corn18
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Re: Deck needs replaced, what should I get?

Postby corn18 » Sat Jun 17, 2017 5:43 pm

delamer wrote:
corn18 wrote:
Goal33 wrote:When are you selling?


Maybe within the next 3 years.


How much do you think the house is worth?


With the current deck: $0. With the current deck replaced, $485,000. With the new deck, double size, 1/2 covered and all Trex, maybe $485,000.

delamer
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Re: Deck needs replaced, what should I get?

Postby delamer » Sat Jun 17, 2017 5:56 pm

corn18 wrote:
delamer wrote:
corn18 wrote:
Goal33 wrote:When are you selling?


Maybe within the next 3 years.


How much do you think the house is worth?


With the current deck: $0. With the current deck replaced, $485,000. With the new deck, double size, 1/2 covered and all Trex, maybe $485,000.


For a house that price, if you'd get a lot of use out of the $35,000 deck for the next 3 years then go for it. (If it was a $250,000 house, then the cost of the cost of that deck would have been out of proportion to the house value.). It will make your house more appealing to buyers, although not give you a dollar-for-dollar return.

Goal33
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Re: Deck needs replaced, what should I get?

Postby Goal33 » Sat Jun 17, 2017 7:35 pm

delamer wrote:
corn18 wrote:
delamer wrote:
corn18 wrote:
Goal33 wrote:When are you selling?


Maybe within the next 3 years.


How much do you think the house is worth?


With the current deck: $0. With the current deck replaced, $485,000. With the new deck, double size, 1/2 covered and all Trex, maybe $485,000.


For a house that price, if you'd get a lot of use out of the $35,000 deck for the next 3 years then go for it. (If it was a $250,000 house, then the cost of the cost of that deck would have been out of proportion to the house value.). It will make your house more appealing to buyers, although not give you a dollar-for-dollar return.


Unless it was a more permanent home, or if the rest of the house is totally updated (and this just finishes it off), i'd probably just to the cheapest replacement if leaving within 3 years.
A man with one watch always knows what time it is; a man with two watches is never sure.

renue74
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Re: Deck needs replaced, what should I get?

Postby renue74 » Sat Jun 17, 2017 7:54 pm

Cheap replacement should be fine. When you sell it, your realtor can call it a "new deck."

Deck surfaces seem to be a really personal choice. As long as you have a good solid new deck base, the buyers could change the deck in the future. No need for you to spend too much.

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jabberwockOG
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Re: Deck needs replaced, what should I get?

Postby jabberwockOG » Sat Jun 17, 2017 10:41 pm

If selling in 3 years just get the cheapest replacement that will still be in good shape in 3 years.

Saving$
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Re: Deck needs replaced, what should I get?

Postby Saving$ » Sat Jun 17, 2017 10:57 pm

Get another estimate or two from competing contractors...

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BolderBoy
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Re: Deck needs replaced, what should I get?

Postby BolderBoy » Sun Jun 18, 2017 10:50 am

From another, recent thread, consider something other than Trex, such as Timbertech. My neighbor used Trex and was unhappy within a year. I used Timbertech and am still happy 10 years later.
“Where you stand, depends on where you sit” - Rufus Miles | "Never underestimate one's capacity to overestimate one's abilities"

btenny
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Re: Deck needs replaced, what should I get?

Postby btenny » Sun Jun 18, 2017 10:51 am

Beware... Just because you are thinking Trex, you should understand the support structure for a composite deck has to be regular wood. Trex is not strong like regular wood. So you need to study how the contractors are putting in the new support structures. Are they setting the beams on cement piers? Are they using treated lumber for the support beams? Are they using metal ties to hold the support beams together? Are they using rust proof high quality screws and hardware to bolt everything together? The issue is not all builders know or want to build good quality. So if you go the high price route make sure the builders does things right.

I also vote for a full new outdoor room, not just a deck but a new outdoor living space. New sun rooms are wonderful in the winter and they can be used as patios in the summer as well. Yep I say put in a nice new out door room with full flooring (not Trex deck but real floor) and add a new roof over this new floor. Set it up so you can add removable screens and glass walls so it can be used year round use as needed down the line. Then add enough new porch and deck to make the whole thing really nice. This may cost more than $35K but not a lot more. And this will increase the value of the home and should allow you to recoup most of you investment. Do this if you are going to stay in the home for years.

Good Luck

miles monroe
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Re: Deck needs replaced, what should I get?

Postby miles monroe » Sun Jun 18, 2017 11:03 am

re wood vs trex...

i replaced my wood deck about 4 years with another wood deck. and if i could go back in time and do it all over again...i'd go with trex (or similar). i did a lot of work on the exterior of my house then and keeping the wood deck is my only regret.

TLC1957
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Re: Deck needs replaced, what should I get?

Postby TLC1957 » Sun Jun 18, 2017 12:29 pm

How about concrete pavers, way less maintenance and they look nice. If the entire structure needs to be replaced including the joists that maybe another option. Also if you go with a plastic/composite board make your your joists can handle the product. If your joists are 24" on center I doubt you can use trex without upgrading the structure.

We had a wood deck for 28 years that I built.When we put the house on the market I replaced the 40'x 20' deck boards only with pressure treated wood 5/4" 6" it looked great. For our new home we went with concrete pavers patio 25' x 16', we like it much better than wood.

spencer99
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Re: Deck needs replaced, what should I get?

Postby spencer99 » Sun Jun 18, 2017 5:58 pm

Hi Corn18,

If you've got an hour the recent radio show linked below was interesting. Speaker was a renovation specialist and most of the discussion was about deck safety, new materials, renovation, etc.

http://www.wpr.org/shows/home-improvement-decks

s

corn18
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Re: Deck needs replaced, what should I get?

Postby corn18 » Sun Jun 18, 2017 8:09 pm

TLC1957 wrote:How about concrete pavers, way less maintenance and they look nice. If the entire structure needs to be replaced including the joists that maybe another option. Also if you go with a plastic/composite board make your your joists can handle the product. If your joists are 24" on center I doubt you can use trex without upgrading the structure.

We had a wood deck for 28 years that I built.When we put the house on the market I replaced the 40'x 20' deck boards only with pressure treated wood 5/4" 6" it looked great. For our new home we went with concrete pavers patio 25' x 16', we like it much better than wood.


The deck is 11' off the ground, so no pavers.


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