Alright, you're thinking about a new deck, or maybe it's finally time to ditch that old, wobbly one. That's a big deal! But hold on a second before you jump on the first quote that lands in your inbox. You really need to know how to pick the right pro for this kind of work.
I've been building decks for years here in Lakewood, and believe me, I've seen it all. Here’s what you should look for to make sure you end up with a quality deck that actually lasts.
What to Ask Potential Deck Builders
Once you've got a few names, don't be shy. Give them a call, or even better, have them come out for an estimate. This is your chance to really get a feel for them. Here are some questions I always suggest:
"How long have you been building decks *specifically*?" Don't just ask how long they've been in business, you know? Someone might be a general contractor for 20 years but only built two decks. You want someone who really focuses on this kind of work.
"Can I see your license and insurance?" This isn't optional, folks. They absolutely need to be licensed to work in Lakewood and fully insured. If they even hesitate, that’s a huge red flag right there. You're looking for general liability and workers' compensation. And don't just take their word for it; ask for the actual proof.
"Do you pull all the necessary permits?" Any decent-sized deck project in Lakewood will require permits from the city. A good contractor handles this, no problem. If they tell you it's *your* job, or that you don't even need one, just walk away. Seriously, walk away fast.
"What's your typical timeline for a project like mine?" They should be able to give you a pretty realistic timeframe, from start to finish. Weather, especially our wild Colorado storms, can definitely mess things up, but they should factor that in.
"Can you provide references from recent deck projects?" Talk to actual customers. Ask them about how communication went, if they showed up on time, and how any problems were handled. Pictures are nice, but a chat with a real person is way better.
"How do you handle changes or unexpected issues during the build?" Things happen, right? Maybe we find some rot on your house siding when we tear down the old deck. You want to know how they talk about changes and how those changes might affect the cost and schedule.
Decoding the Quote: What to Look For
You'll probably get quotes that are all over the map. Don't just pick the cheapest one, that's a common mistake. A detailed quote actually tells you a lot about how professional a contractor is. Here's what a good one should include:
Detailed Scope of Work: It should clearly list *everything* included. We're talking deck size, materials (the specific type of wood, composite brand, railing style), foundation type, stairs, lighting, benches – every single piece.
Material Specifications: "Wood deck" just isn't enough information. Is it pressure-treated pine, cedar, redwood, or a specific composite like Trex or Azek? What grade of lumber? This stuff really impacts how long it lasts and how much it costs.
Labor Costs: Sometimes this is broken out, sometimes it's rolled into the total. Just make sure you understand what you're paying for.
Permit Fees: These should either be itemized or clearly stated as part of the overall cost.
Payment Schedule: A reputable contractor won't ask for 50% or more upfront. Usually, it's a deposit (say, 10-30%), then progress payments as work gets done, and a final payment once everything's complete and you're happy. Never pay in full before the job is finished.
Warranty Information: What exactly is covered? How long does it last? Both for materials and for the labor itself. Superior Decks & Pergolas stands behind our work, and any good builder will too.
Red Flags You Can't Ignore
These are absolute deal-breakers, plain and simple:
No License or Insurance: I already mentioned it, but it's worth repeating. No legitimate contractor operates without these. Period.
Cash-Only Deals: This just screams 'unlicensed' or 'tax evasion.' You'll have zero recourse if things go south.
High-Pressure Sales Tactics: "Sign today for a discount!" Good work doesn't need that kind of push. Don't let anyone rush you.
Vague Contracts or Quotes: If it's not written down, it doesn't exist. That's the rule.
Asking for a Huge Upfront Payment: Anything more than 30% is usually a bad sign.
Contractor Who Just Happens to Be in Your Neighborhood: While sometimes it's legit, be super wary of door-to-door solicitations, especially after a big storm. Always, always verify their credentials.
Verifying Legitimacy
Don't just take their word for it. Do your homework:
Check with the City of Lakewood: Call the building department. Verify their license and make sure they actually pull permits for projects in your area. They can also tell you if anyone's filed complaints against them.
Look Them Up Online: Check out the Better Business Bureau (BBB), Google reviews, and other local review sites. See if they even have a professional website.
Verify Insurance: Ask their insurance company to send a certificate of insurance directly to *you*. This confirms it's active and valid, which is super important.
Call References: Actually call them! Ask specific questions about their experience with the builder.
Building a new deck is a pretty big investment, especially with our expansive soils here in Lakewood that demand careful foundation work. Taking the time to properly vet your contractor will save you a ton of headaches and money down the road. You want a deck that's safe, looks great, and is built to last. Do your due diligence, and that's exactly what you'll get.