Repairing Wood Balcony

Southern California boasts one of the most temperate climates in the world… but while we enjoy more sunny days than most, the sun can also do a number on our home exterior — especially when it comes to our decks and balconies.  For safety reasons, it’s necessary to have an annual assessment performed on your outdoor structures. But, aside from weather-related wear-and-tear, balconies can also break down for other reasons. Whether it’s termite damage, wood rot, age or just poor construction, a knowledgeable deck and balcony repair company can properly assess your exterior structures and work with you to develop a design plan.

Unfortunately, decks and balconies break down over time and become increasingly unsafe for a number of reasons, including:

• Termites
• Wood rot
• Age or
• Poor construction

Best Rate Repair Process

Best Rate offers a wide range of materials, design options and expertise to bring your vision to life. So, even if you currently have a wood balcony that needs to be repaired, our team can help you completely redesign your balcony using other materials and approaches. Our team can help ensure repairs or redesigns match your vision and also meet your budget and time frame.

Typically, our wood balcony repair process goes as follows: 

Step 1: Assessment

Whether your property is a new build or an older site, our repair estimators know exactly what to look for. We’ve worked on historical buildings, modern apartments, multi-family homes, mid-century properties, offices, suburban houses and more. Our team will assess your property and look for tell-tale signs of rot, termite damage or other issues.

Here’s a few examples of things we’ll look for:

• Wood fascia that is warped, split, or damaged
• Small, pinpoint holes Repairing Wood Balcony Repairing Wood Balcony
• Maze-like patterns 
• Crumbling, damaged wood
• Structures pulling away from support points 

Step 2: Repair & Redesign Plan

If  our team finds any issues we’ll draw up a repair proposal with all available repair and redesign options. Sometimes we can isolate and repair the damaged section of wood, which saves on the cost of additional material. If the damage is too extensive we may recommend a rebuild. In that case, we’ll work closely with you to develop a repair plan, using creative solutions to address your property’s specific wood damage repair needs.

Structural repairs for balconies and other weight-bearing structures should be considered critical and never put off. The good news is, we repair a wide range of balcony types including:

• Stacked balconies.  This is the most common balcony structure and is not connected to the building itself. For this reason they have a minimal load on the building or structure.
• Cantilever or projecting balconies. The weight of cantilever balconies are supported by an engineering system called cantilevering. These type of balconies usually extend from the face of the building without any obvious support system.
• Hung balconies. Often seen in cities and dense urban areas, these balcones are suspended from stainless steel cables fixed to the edges of the balcony and a large plate is connected to the building at 45 degrees.
• Balcony decking. We also repair balcony decking, which comprises the floor of the balcony. The integrity of the decking is equally as important to consider as the structure itself.  We can use a wide range of materials for decking, including wood, laminate, metal or other types of materials.

Depending on your current balcony design and repair/design needs, we’ll pinpoint a budget, time-frame and expectations so we can land on a game plan that works best for you.

Step 3: Design

During this phase we’ll talk about your material options.  Because the sun can be so damaging when it comes to wood rot, we’ll review both composite and wood options. Both have their pros and cons. For example, composite meets Southern California fire rating standards and helps eliminate damage due to termites and other pests. There’s no sanding, painting, or staining required and it’s resistant to fading and degradation. But, composite also tends to be more expensive and doesn’t quite have the warmth that real wood does. On the other hand, wood is beautiful and often more budget friendly, but it requires much more upkeep. Torn? That’s okay! Our team can help you decide what would work best for your property and create a design that you’ll enjoy throughout the year.

About Our Team

We’ve been serving San Diego since 2002 and have over 1,000 happy customers. At Best Rate Repair we pride ourselves on getting the job done right and on time. Our team of contractors and estimators are Deck Evaluation Certified by the North American Deck and Railing Association (NADRA). We’re proud to say that more than half of our business comes from client referrals. Get started on your composite decking project by calling our team today.

Types of Balconies Best Rate Repairs 

Here at Best Rate San Diego Balcony & Deck Repair, we consider ourselves wood repair experts who are dedicated to craftsmanship and safety. Our mission is to build home accents which are as beautiful as they are functional.  We are experts in design, maintenance as well as proper preventative care.

Unfortunately, decks and balconies break down over time and become increasingly unsafe for a number of reasons, including:

• Termites
• Wood rot
• Age or
• Poor construction

Types of Balconies 

Whatever the issue, structural repairs — especially those which are suspended and weight bearing (often the case with balconies) should never be put on the backburner. We repair a wide range of balcony types including: 

1. Hung balconies. Typically, this type of balcony structure is suspended from stainless steel cables fixed to the edges of the balcony  and a large plate is connected to the building at 45 degrees. These are often seen in cities or higher density areas.
2. Stacked balconies.  Stacked balconies are among the most common balcony structures and are  not connected to the building itself. For this reason they have a minimal load on the building or structure.
3. Cantilever or projecting balconies. The weight of cantilever balconies are supported by cantilevering, which is defined as a rigid structural element that extends horizontally and is supported at only one end. Projecting balconies extend out from the face of the building without any obvious support system.
4. Balcony decking. Balcony decking refers to the materials which make up the flooring of the balcony itself. This may be wood, laminate, metal or other types of materials; all of which have their own preventative maintenance requirements.

Balcony Repair & Design Considerations 

It’s critical to have an assessment performed on your deck or balcony at least once a year. This will not only save you a great deal of money, but will prevent safety hazards and accidents.

Of course, each balcony construction project is different, which is why our talented build and design teams work closely with you to ensure repairs or redesigns match your vision and work according to your budget and time frame. Whether you are looking for basic wood balcony, a screened porch, or would like to add in a low maintenance Alumawood patio cover or a louvered patio cover allowing you to open and close the roof of the patio or balcony, Best Rate offers a wide range of materials, design options and expertise to bring your vision to life.

About Best Rate Repair

Located in San Diego, Best Rate Balcony & Deck Repair specializes in wood damage repairs, structural improvements, new builds and many types of property maintenance repairs. As wood repair specialists we can provide an in-depth analysis of your property or current woord condition and offer recommendations and solutions.

May is deck safety month, and we’d like to take this opportunity to help you ensure that your deck is safe for use especially as we approach prime barbecue season! According to the North American Deck and Railing Association (NADRA), “an estimated 40 million residential and 10 million commercial decks in the United States…are more than 20-30 years old.” Not only are older decks at far greater risk of collapse, but many of them were also built before deck building codes were put into place.

To support Deck Safety Month, NADRA put together a really great 7-point checklist that you can use to quickly and efficiently assess the state of your deck. You can review the full checklist HERE, but here’s a quick snapshot:

1) Stairs

Test your stairs to make sure they support your weight without bending or swaying. Check that the handrails are tight and steady. Finally, remove any tripping hazards, like toys or decorations from the stairs. Are the bolts the hold the Handrails in place tight?

2) Footings

Are there any signs of the footing moving or leaning, is the concrete cracking? Does to post base bracket or bolts show sign of rust? Check the post and connectors to the beam. All these components carry the load of the deck and the people on top.

3) Beams and Joists

Beams are large pieces of wood or have multiple pieces been connected to make one big beam. When you have multiple pieces you have to look closely to see if there are signs of decay or dry root between them. Joist hangers is there signs of movement or rust? How are the joist connected to the ledger? Is there lateral load connectors?

4) Ledger

When a deck is attached to a house you normally have a ledger. What is it attached to? Stucco, rim joist with flashing, how does the flashing look? Has the flashing been installed behind the exterior cladding, shingle style?

5) Deck Boards or the Deck Surface

This the area we see the most, we walk on it store BBQ, toy chests, Potted plants. Do the end of deck boards show signs of splitting, is there dry rot under the pots? Does the deck surface need a cleaning and resealing? Some decks have a water proof deck coating when was the last time it was inspected and resurfaced?

6) Handrail Assemblies and Guard

Guards are required when walking surface is more than 30” above grade. Most Guards in CA. should be 42” in height. Are Guard post properly blocked between joints and is the hardware showing signs of rust? Do the hand rail feel solid when you put wight on it?

7) Miscellaneous

Decaying Wood

Check the wood all around your deck, including the deck boards, railing, stairs, joists, support posts, and especially the ledger board (where the deck attaches to the house). Look for dry rot, termite damage, or wood that is simply worn out from age.

Flashing

Flashing is what protects your deck from moisture and debris. Check to make sure your flashing is still functioning. If you notice that your flashing is loose or that it is not keeping out rain and moisture (which makes your deck vulnerable to dry rot), replace it.

Fasteners

Your deck is only as strong as the bolts and nails holding it together. Check all fasteners. Tighten loose fasteners and bang nails back into place that are coming out. If you notice broken or rusted fasteners, replace them.

Railings

Make sure your railings and bannisters are secure. Push gently on them. They shouldn’t move or sway.

Maintenance

Give your deck a good cleaning to remove any debris. If the wood looks bleached or seems to be absorbing water, it may be time to re-stain your wooden deck and to add a new waterproof coating.

Grills and fire pits

Anything that produces flames can be a hazard to your deck and family. Make sure you keep all flame-producing devices (like lighters, matches, and lighter fluid) out of the reach of children and away from flammable objects.

Lighting

Make sure there is adequate lighting on your deck so that a person can easily move around the deck and climb up and down the stairs. Check to make sure all of your lights are working and that chords don’t create tripping hazards.

Outdoor furniture

Test all of your outdoor furniture. Can your hammock hold your body weight? Are your deck chairs still sturdy?

Trees

It may not be your deck that is the danger, but rather the heavy branches swaying overhead. Make sure that no large branches overhang your deck. A bad storm or San Diego’s notorious El Nino winds could send a branch crashing through your deck.

This Seven-point check system shouldn’t take you long to get through, and then you can go back to enjoying your deck in peace! If you do notice any problems with your deck or don’t feel comfortable performing the check on your own, you can always call Best-Rate Repair. We are happy to send a deck expert out to your property to perform a safety check or to assess any damage that you notice.

If you have any concerns about your deck at all, it’s best to call an expert! You do not want to risk a deck collapse injuring you or anyone you love!

There is a carefully constructed checklist and safety awareness list of information for consumers to assure they have details available to them to evaluate their decks, this information can be found at https://nadra.org/deck-safety. It’s important for homeowners to check their deck on a yearly basis, as most decks in the United States as there are an estimated 40 million residential and 10 million commercial decks, and are more than 20-30 years old.

NADRA’s “10-Point Consumer Safety Checklist” provides information on how to look at different parts of your deck as well as maintaining an eye for what may need to be repaired or replaced. A professional deck inspection is needed, “a professional inspector will thoroughly examine your deck, provide information on your deck’s capacity limits, identify any dangerous problem areas and give you some insight of what to keep your eye on in the future,” says Beaudry.

Older decks require closer scrutiny and regular inspections. Many decks were built before code requirements were established to protect consumers. Some of these older decks may have deck-to-house attachments using only nails instead of the current recommended construction using deck tension hardware that greatly helps in the prevention of ledger failures.

“We recommend ASHI-certified home inspectors or a knowledgeable deck builder for inspections of older decks,” says Beaudry. “Our NADRA member deck builders are required to adhere to a code of ethics and comply with state licensing and insurance requirements. This brings peace of mind to homeowners using our NADRA members.”

Deck inspection requires special knowledge, expertise and experience. NADRA offers training and certification for its members along with ASHI home inspectors and others interested in professional deck inspection.

The North American Deck and Railing Association (NADRA) is dedicated to increasing public awareness of the necessity for regular inspection and maintenance of existing decks and proper installation of new decks. For more information visit http://NADRA.org.

At Best Rate Repair and Termite Co. we held a Deck Collapse Demonstration to inform the public what a proper deck vs. a poorly built deck looks like. By bringing awareness to the city of San Diego, we are able to help people maintain deck safety in their homes.

Information provided by NADRA

1. Check Rain Gutters for drainage. These heavy winds could have blown debris into the gutter causing them to improperly drain. Keep rain gutters clear and unobstructed to prevent cascading overflow. This can cause wood rot to fascia boards and if left uncorrected overtime the wood will become so decayed it could cause the rain gutters to fall off.

2. Where Is the water going? Does it properly drain away from the house through the down spout or into a water barrel? Make sure gutter downspouts are long enough to discharge water sufficiently far from the perimeter of the house and prevent pooling. Pooling of water around your home can lead to damage to the sub-floor, foundation, stucco and even the wood framing. If your using a water barrel, most standard water barrels only hold 30-55 gallons of water and can fill up quickly. Be sure to empty water barrels prior to a big rain storm to help prevent overflowing.

3. Rain Splash-up, How does the siding look? Is the bottom 12” drying out or is it showing signs of dry rot, swelling or pulling away from the framing? Be sure rain gutters are cleared of any debris allowing the water to properly flow down the gutter system. Homes without rain gutters suffer more in this area then those with. When the water has no where to drain the amount of splash up on the side of your home is much greater because the rain has nowhere to deflect causing extreme runoff all along the home.

4. It’s been cold for San Diego. Have the curtains bin closed, is there moisture build-up on the sill. Are the weep holes draining? Weep holes are drains for your windows. If they become blocked by debris, paint or caulk and can’t serve this vital function, water can seep into the wood of the sill and cause it to rot.

5. Cracked and Peeling paint on the wood around your home. The first line of defense between your siding and moisture is your home’s exterior paint. Exterior paint is tough stuff, designed to repel water and keep wood safe. However, even the strongest paint breaks down over time. If you don’t regularly re-paint the exterior of your home, the paint may eventually crack or peel. Even the smallest cracks could invite water inside, where it will soak into the wood and become trapped. This is the perfect recipe for wood rot.

Water is one of your home’s greatest enemies. Overtime wood that has more than 20% moisture will rot. Call Best Rate for action against home wood damage from San Diego heavy rains: 619-229-0116

A few questions to consider:

• Do they interact well during your meetings and phone calls?
• Do they seem knowledgeable? Are they experienced?
• Do they have a long history of providing great service?

Once you decide on a company (hopefully Best-Rate-Repair!), it’s important that they arrive at the property on time, and it’s always best to introduce themselves and give a quick overview of what they will be doing, and how long they’ll be there. Giving tenants clear expectations about the repair project is a non-negotiable.

We at Best-Rate-Repair also like to check in with the tenants as we’re leaving to let them know how everything went and to tell them if we need to come back, leave any materials on their property or any other useful information to help them understand the last details of the project.

With over 15 years’ experience, we love working with different tenants and pride ourselves in our professional demeanor in all situations.

Setup Your Assessment Today!
At Best-Rate-Repair, we strive to provide honesty, great service and professionalism with every project we take on. Give us a call today at (619) 229-0116 for a proposal!

Best Rate Repair has been repairing Decks for San Diego Home Owners for 17years. 9 Year membership with NADRA ( North America Deck and Railing Association. Jeff has a certificate as a Master Deck Builder and 3 estimator have complete training for Deck Inspections using  NADRA’s Deck inspection recommendations.

The rails jiggle, the nails are popping, and Dad just limped in with a splinter.

Softwood decks can last a long time, depending on how well they’re built, but it’s not uncommon for decks of cedar, pine, or redwood to hold up for 10 to 20 years, at which point they begin to disintegrate in ways that range from unsightly and inconvenient to downright dangerous. “I’ve seen decks built two years ago that we couldn’t do anything with,” says Phil Brown, owner of Archadeck of Central Connecticut in Wallingford, “and decks built 50 years go where the frame was perfectly fine.”

Deck owners can sometimes only afford repairs, which typically means replacing the deck boards and railings. The last thing they want to hear is that they have to replace everything. But sometimes there’s no choice. Failing siding or windows may look bad or leak, but a failing deck can collapse. Someone injured in a deck collapse—6,500 people have been since 2003, according to a Chicago Tribune story two years ago—can sue the homeowner for damages. The Atlanta law firm Kalka & Baer even advertises deck collapse litigation as one of its specialties. And if someone sues, that would quickly become the deck contractor’s liability.

What’s Obvious, and What Isn’t?

Publicity around deck collapses has prompted many municipalities to tighten up deck construction standards before permits are issued. “Today, “they’re big on strapping things down,” says Lou Pagnutti, whose Decks Unique in Commack, NY, has been building decks on Long Island for decades. Still, on Long Island, which is full of homes built in the last fifty years, Pagnutti estimates that about half his deck calls involve a request to replace the boards and rails on an existing structure, i.e., a re-deck. “We inspect the understructure,” he says, which typically involves removing deck boards. “If it’s an iffy situation, we replace it.”

The price difference between replacing decking and rails vs. rebuilding from the ground up is often significant. Price is “always a tough question,” says Bryan Miller, president of Outback Deck in Woodstock, Georgia. For instance, if a homeowner merely wants new connectors and deck boards on a 12-by-15 foot wood deck, that might be “a $3,000 to $4,000 gig.” Tear the whole thing down—demo, dumpster rental, haul away, new lumber—“that could easily be $9000 or $10,000, maybe $12,000 or $15,000 or more if they want a much higher end product, like a Brazilian hardwood and expensive rails.”

Miller says Outback Deck will “do a major repair, if it’s a young enough deck that we feel confident” can be re-planked and a new rail system added without compromising the security and stability of the structure. “Young” means five to eight years old.

Checking Five Criteria

“Most people will ask: how much is it going to cost and when can it be completed,” Miller says. “What we know is that we need to think about it differently.”

The Atlanta company sticks to the book, using a six-page deck inspection form from the North American Deck and Rail Association (NADRA). The inspection focuses on five specific areas, three of them, Miller says, having to do with “points of connection to the support posts or to the house.” That is, post-to-footing, post-to-band, and band-to-house. In addition, the inspection looks at stair and guardrail connections. The idea is to determine if the deck is “failing”—deteriorated but still sound—or actually at risk of collapse. That information, once determined, is augmented with “photos of decks in failure and decks in collapse,” Miller says. “We talk about the importance of understanding the nature of the current structure and why it should be replaced.”

Comparing Deck and Frame Lifespan

Outback Decks is not opposed on principle to “salvaging” an older deck. But the company has developed systems that steer it away from situations that contain liability for the builder. NADRA executive vice president, Mike Beaudry, estimates that about half of the 50 million U.S. decks are at least 20 years old. Reputable deckbuilders have to have a method of assessing the usable life of a deck, and a policy for determining when its safe to repair rathere than replace it.

When California contractor Andrew York, owner of Pro Deck Construction, gets a call about repairing a deck, often enough it’s “20 years old and the redwood is worn out. It’s seen its life.” The condition of the frame, York says, will determine whether or not the deck can be salvaged. If the framing material isn’t pressure-treated, and if it’s unpainted, generally it’s a lost cause.

York say that when he goes to a job where “they just want to do the decking instead of the entire frame, I explain that there are 5 to 10 years of life in the frame, that the new deck will cost X and last however long, and that they can replace the frame for X much more and it will last the life of the decking.” If they’re looking to save money, York says, they will go with just replacing the decking, but “I make sure that it’s understood that we are just doing the decking portion so we are not responsible if this deck fails. I make that clear in the scope of work.”

Re-framing involves “a pretty significant cost difference” due to various parts of the area being at high risk for fire. At Pro Deck Construction, a standard deck plan has to meet the San Diego County fire code, which involves use of heavy timber framing on the theory that “bigger framing members are slower to ignite.” For York, such situations become an opportunity to suggest steel framing, which he estimates 10 percent of replacement customers opt to use.

Sound Frame, Crappy Decking

About 25 percent of the calls Brown gets involve repair. “Our rule of thumb is, if the framing is sound but the decking is crappy, which happens a lot, we will do everything we can to re-use as much of it as possible.” Brown says that “35 or 40 percent” of re-decks are in pretty good shape. But if the homeowner wants a heavier deck board—a composite, say, which is typically double the weight of wood—or a decorative design, then the company may need to create additional framing support. “If it’s a simple deck and they want to turn part of it into a porch, we have to add footings.” But if repairing the frame only saves a few grand, “you might be better off replacing the whole deck.”

Miller says that, whereas Outback Deck began by marketing its willingness to engage in deck repair, today that’s harder to do. A typical call might be someone planning to sell the house who simply wants the deck put into presentable shape. It is, he says, almost its own business. “If you’re going to run deck repair and advertise, you can expect 75 calls a month and you have to have a process to send a guy out and sell that job and do that repair on the spot and move to the next one,” he says. The current Atlanta labor market makes that almost impossible: “Finding guys who can run deck repair isn’t easy.”

Article Credited to:

Jim Cory – Senior Contributing Editor – Professional Remodeler

Bid
A bid is a contractual document that may or may not be signed by a customer. The document generally lists the major aspects of the project, such as the scope of the repairs (what kind of repairs will be done), how long the project should take, and the total cost of the repairs.

Proposal
A proposal is very similar to a bid; but tends to be a more detailed account of the impending project. Sometimes this is due to the increase in suppliers or complexity of the project, so that everyone knows exactly what will go into the project.

Proposals are often used as a tool to gain outside/new business and lends itself well for the increase in detail seen over a bid, in general.

Estimate
An estimate is just that, an estimated cost for the project as a whole. A much more informal version of a bid, an estimate often is not a document, but a verbal conversation to a supplier or client before a project is started.

Quote
A Quote is generally a time sensitive pricing estimate for a job or repair materials. Lumber is a commodity and the price can change a bit from month to month for most suppliers. This means that a quote is good for a certain amount of time; sometimes providing the opportunity to lock the price in for a set period of time.

Regardless of the terms; a no obligation inspection is always recommended before a bid, quote, estimate, or proposal is ever given.

Setup Your Assessment Today!
At Best-Rate-Repair, we strive to provide honesty, great service and professionalism with every project we take on. Give us a call today at (619) 229-0116 for a proposal!

If you would like to inquire about our services please Contact Us , or call 619-229-0116 and we will arrange a time to meet with you and discuss your needs.

Listed below is a brief summary of services that we provide for apartment and rental properties.

Apartment and Rental Property Maintenance

• General Carpentry – Rough or Finish
• Repair or Replace Termite or Dry Rot Damaged Wood
• Kitchen and Bathroom Renovations
• Window and Door Replacement
• Sheetrock Repair/Replacement
• Interior / Exterior Painting
• Deck Repairs, Coating, Color Coating, and Sealing
• Balcony Replace/Repair
• Replace/Repair Handrails, Stair Stringers
• Fence Replace/Repair
• Eave Replace/Repair
• Stucco Repair and Patching
• Drywall and Texture Repairs
• Siding Replace/Repair
• Structural Repair and Improvements
• Monitoring Services

The picture above shows what could happen if your ledger failed on your deck.
The ledger provides much of a deck’s strength; it supports the joists at one end, and it provides stiffness to the framing.
Don’t let this happen at any of your properties!

Here are a few things to look for that can severely threaten the safety of your deck:

Termite Damage
Termites are the catalyst for many of the most common wood related problems we see here in San Diego. They damage wood from the inside out, creating a potentially disastrous scenario that can be incredibly difficult to catch.

Water Damage
If your deck is not properly treated, almost any source of water can be damaging to your wood. On the other hand, properly sealed and treated wood can succumb to water damage over time from constant, chronic sources of water, such as: leaky gutters, pipes, or poor drainage. It’s always important to keep an eye on water sources around your wood structures.

Rotting of Posts
Decks are typically anchored by wood posts that are cemented into the ground. These posts are subjected to the soil and other natural processes, leading them to eventually decay over time. If these posts begin to rot, there are absolutely no excuses for choosing to not get them replaced.

Joist Damage
A joist is a piece of timber that runs along the bottom of a floor or deck. These beams hold up the weight of the structure and need to be checked for softness. Damage in the joists of your deck can be difficult to fix if the damage is caused by rusty metal brackets, nails, or screws that tend to affect all the joists rather than just a small section.

Twisted, Crooked, or Sagging Frames
If the frame of your deck begins to twist, sag, or go crooked; there could be considerable damage to the wood. The frame is an important aspect of your deck, helping to maintain the overall shape and structure. If you can see visible issues with your deck frame, you need to get it inspected by a professional immediately.

Setup Your Assessment Today!
At Best-Rate-Repair, we strive to provide honesty, great service and professionalism with every project we take on. Give us a call today at (619) 229-0116 for a proposal!