Deck needs replaced, what should I get?

[corn18]

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.

[Jluke]

I would go the Trex route... double the size

Not sure what the roof cover is, but that would cost 15k?

Maybe you want to consider a vinyl pergola with a cloth liner that you can pull across to block the sun. add vertical shades as well

picture

[kork13]

Home improvements almost never net an equal increase in sales value. IMO, home improvements to your primary home should always be done exclusively for your own benefit, with little to no consideration of value recuperation at sale. You're going to be lucky to get half of what you paid back at the sale, so just do what you want for the house based on your desires for personal use.

Personally, my advice would be to definitely double the size. I'm planning to probably do the same at our house. I don't know what Trex is, if it's valuable to you, go for it.

Covering the deck definitely sounds like a good idea, because it'll let you enjoy the new deck much more.... but I'm curious why it's so expensive, and if there are any other options to consider. $15k to replace a deck, $5k to use different materials, and $15k to cover half of the deck? That seems excessive. Are you incorporating the deck cover into your existing roof? If so, then I guess I could see the cost... But in any case, the cover seems like there would be other less costly options to give you the same benefit. Pergola with vines/plant cover, awning, or a pavilion covering all come to mind as good options (and far cheaper than whatever $15k is getting you)

[corn18]

The covered part integrates it with the house so it looks like part of the house. I'll ask the contractor about lower cost options for that bit.

[txex86]

How many square feet will the larger, new deck cover? Have you considered a redwood deck? We have one and they are beautiful. We've had it now for 20 years. I keep it stained yearly as it gets full Texas sun.The Trex look fake, IMO, and not like real wood.

[corn18]

How many square feet will the larger, new deck cover? Have you considered a redwood deck? We have one and they are beautiful. We've had it now for 20 years. I keep it stained yearly as it gets full Texas sun.The Trex look fake, IMO, and not like real wood.

Current deck is 380 sq ft. and the new deck would be about 700 sq ft.

I would love the look of redwood, but not the maintenance. Trex is maintenance free.

[txex86]

Current deck is 380 sq ft. and the new deck would be about 700 sq ft.

I would love the look of redwood, but not the maintenance. Trex is maintenance free.

Wow, that's a big deck. I understand about the maintenance of redwood. I would definitely expand the original deck and cover it. You have the opportunity now, so go for it.

[scfr]

Have you considered aluminum decking?

[snafu]

We tend to make decisions about spending on home updates, maintenance and repair/replacement on how much we use and enjoy space or item. Our deck is a 'fair weather' space, with comfortable chairs and lounge but other than spring maintenance, I estimate we spend no more than a hour out there daily in the best of weather May - October. [November - March it's buried in 3' of snow]

[Fishindude77]

I don't think Trex is worth the added cost. I'd just do treated deck material and spend the effort and money to keep it maintained. I've got one that is 20+ years old and still looks good. We re-seal it every 2-3 years with a high quality tinted sealer, spray applied then brushed in. I'm sure it will last another ten years at least

[LivingAlmostLarge]

Absolutely minimum you have to replace with trax. I don't like homes with wood for maintenance. I would prefer non maintenance. I don't care what it looks like. I care how much effort to maintain and how much I use it.

That being said I'm leaning to the most expensive option. I know what you make and would say you want it? Go for it.

Now here's how the numbers work.

You are only "luxury" of $20k. You need to replace the deck for $15k either way and at your age Trax is worth it. So same size deck because it's rotting is a non-negotiable fact. Might as well replace deck and enjoy and it's a big selling point to have a functional deck.

Now the $5k to double in size I think isn't a bad investment. But the extra $15k to for cover/shade to make more usable? That's the luxury.

Can you afford it? Yes. Do you want it? Sounds like yes. So are you willing to pay $15k for it?

I think either way you need to spend $15k. I would absolutely not do pressure treated wood.

Second I think would double because it sounds like the people who buy it would enjoy the bigger size going with a custom built home.

But the $15k cover? That's the only debatable part.

So what's the cover worth to you? To me I'd pay $15k but I like being outside and a deck. That's the only number I'd be thinking about.

Double size trax - non negotiable need. Can't sell with condemned deck, might as well put on trax and size might help selling to buyers in your price bracket as well as trax being a bonus.

Will you get your money back? NO

But you need to do the deck.

[msomnipotent]

Are you planning on selling your house soon? If so, will doubling the size of your deck swallow up most of your yard? In my area, decks are very nice unless there is more deck than yard. They take a lot longer to sell. If you aren't selling soon, don't worry about value and do what you what.

I would cover at least half, if it were me. Not sure about Trex. I like the no maintenance aspect, but I didn't like the look of Trex. It has been a while since I looked into it, so maybe they have more realistic options now, hopefully. Being covered, it would need less maintenance though, so wood wouldn't be out of the question.

Or can you go with brick? I currently have a brick patio with a cedar pergola covering it all, fabric that matches the trim on our windows, and a matching cedar fence. I stain the wood every 4 years with a top quality stain and rebuild the brick steps when the chipmunks burrow in them, and pressure wash the bricks once every year or two. That is all the maintenance I have to do.

[bjl584]

You won't recoup the money you invest when you sell. Some of it probably, but your mindset should be that you are doing this for your own enjoyment, not as an investment.

If you have the means, then get what you want. go the $35K route and fully enjoy your deck.

[corn18]

We decided to just replace what we have with treated lumber. We will likely move within 3 years, so didn't want to invest that much for a couple of years enjoyment.

[~bs]

do you use the deck? if not, better off trashing it, and replacing it with nothing or maybe just stairs leading into your house if the deck is elevated. edit: Unless your plan is to sell the house within the next few years or something, I wouldn't consider it adding to your resale value as part of the consideration. In general, a house remodel should be done for you, and not for "the next guy"