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If you’re in the market for a new house and are considering a property with an existing deck, you will want to ensure it is a safe, functional, and valuable addition to your home. A deck is more than just a place to grill; it’s a feature that can either increase the perceived value of your property or have a negative impact on your budget.
To avoid surprise costs due to a deck in poor condition, we spoke to industry expert Ryan Kemp, executive vice president at Deckorators in Grand Rapids, Michigan, to identify four key questions to consider before signing a contract for a house with a deck. As Kemp points out, “Answers to these questions may not be deal breakers for a home purchase, but can help you plan and prepare so that your outdoor space becomes a true extension of your home.”
1. Is the deck safe?
Before you get too attached to a home with a beautiful deck, take a closer look at what condition it’s in. “A deck can look great on the surface while hiding issues underneath,” warns Kemp. Loose ledger boards, corroded fasteners, sagging areas, cracked framing, visible rot, deteriorated framing, and excessive bounce or movement are red flags that there’s a looming safety issue.
Examine railings and stairs because they are among the most safety-critical and frequently used components of any deck, says Kemp. “Measure railings to ensure they are the proper height and check that the railing system feels solid and secure under pressure,” explains Kemp. “Inspect stairs for loose treads, uneven risers, shifting steps, or signs of deterioration.”
Finally, Kemp recommends including the deck in your home inspection or finding a deck professional to evaluate the entire structure.
2. What material is the deck made of?
Various materials have different maintenance requirements and lifespans, so it’s helpful to understand the exact components of the deck. Traditional wood decks typically require regular cleaning, staining, and sealing to maintain appearance and performance over time, while composite decking generally requires less ongoing maintenance and doesn’t need sanding, staining, or sealing, says Kemp. “But not all composites are created equal,” he notes. “PVC decking, for example, tends to expand and contract more than wood-plastic composite or mineral-based composite decking.”
Kemp recommends considering how the deck will feel during daily use. “For example, if you are buying in a warmer climate and have children or pets or plan to spend time barefoot on your deck, you’ll want to know if the deck boards are comfortable underfoot,” explains Kemp. Some decks are designed to reduce heat buildup and stay more comfortable in the sun, so be sure to ask about that.
Additionally, the material your deck is made of can significantly impact future maintenance commitments, repair costs, and long-term value. “Composite decking continues to gain popularity among homeowners seeking low-maintenance outdoor living solutions,” says Kemp.
3. How old is the deck and what is its history?
Just like a roof, a deck is a major exterior structure, so it’s important to understand its age, condition, and maintenance history, says Kemp. “Ask when the deck was built, by whom, and whether it was properly permitted and inspected when it was constructed,” he suggests.
It’s also important to find out whether the homeowner completed any major repairs or modifications since the deck was initially installed, as building codes evolve over time, particularly around structural connections, stair construction, and railing. “Even if an older deck was compliant when it was built, it’s still valuable to understand its history to determine if any significant repairs or upgrades may be needed in the future,” notes Kemp. “A deck that doesn’t meet local building code requirements could create challenges during future renovations, insurance claims, or even resale.”
4. Does the deck fit your lifestyle?
Even if you fall in love with a house, spend some time evaluating whether the deck fits into your lifestyle at your new home. “A deck is a major component of your outdoor living space, so even if the deck is deemed perfectly safe and sound, it’s important to decide if it meets your needs,” says Kemp.
Here are some questions to contemplate:
- Is the deck big enough for hosting and entertaining?
- Is there easy access from the kitchen or the main living area?
- Will my outdoor furniture fit on the deck?
- Will I need to buy new outdoor furnishings?
- Does the deck offer the privacy I desire?
- Does the deck provide enough shade?
