Did I get a fair deal on a $12k elevated deck rebuild?

$12,000 for a 200-square-foot deck that is eight feet off the ground is actualy a solid deal, expecially considering it included the demolition and hauling of the old structure. Most guys are charging $50 to $80 per square foot for basic pressure-treated builds right now, and that is for ground-level work. Once you start getting into elevated framing, the labor and safety requirements go up significantly.

The fact that it feels sturdy when you lean on the railing is a good sign, but you shoud check how the posts are attached. Ideally, those railing posts should be **through-bolted** to the rim joists with carriage bolts, not just lagged or screwed in. If it is eight feet up, you also want to make sure there is some diagonal bracing on the support posts to prevent the whole thing from swaying or racking over time. But if they used proper structural screws and the joists are spaced at 16 inches on center, you are in good shape. One thing to watch out for on these local builds is the stair handrail. If the stairs have more than three risers, code almost everywhere requires a continuous graspable handrail. alot of guys just do the 2x4 on top of the pickets, but technically that does not meet the grip requirements. If you do not have a dedicated handrail on those stairs, you might want to add a simple aluminum or wood rail for safety, especially since it is a high drop.

For a week of work, including the tear-down, your contractor likely walked away with a fair profit, but he did not gouge you. Disposal fees for an old deck can easily eat up $500 to $1,000 depending on your local dump rates. You got a fresh, solid structure for a price that is right in the sweet spot for current labor rates. Just make sure to let that pressure-treated wood dry out for a few months before you try to stain it, or the finish will just peel right off.

That $12k sounds like a steal honestly. I’ve been getting quotes for a similar size and guys are asking for $18k plus without even touching the old deck. Did you have to deal with any permit stuff or did the contractor handle that? I'm curious if the price includes the metal flashing where it hits the house. My neighbor had a leak there after a rebuild and it turned into a huge mess. definatly going to keep that in mind when I finally pull the trigger on mine.

Check those post-to-beam connections while you're at it. At eight feet up, he shold've used actual galvanized connectors like Simpson ties rather than just toenailing the beams into the posts. It’s a small detail but makes a massive difference in wether the deck stays level ten years from now. Also, did he use any joist tape on top of the framing? For sixty bucks a square foot, most guys skip it to save time, but it doubles the life of the joists by keeping water out of the screw holes. If it's allready done, it's too late now, but keep an eye on those ledger bolts for any signs of rust in a few seasons.