When it comes time to sell a home, an exterior deck can be a featured selling point that adds value and charm or an eyesore that detracts value and raises suspicion about the entire property. Our goal is to help our customers understand this issue, and provide access to knowledge and expertise that they can use to their advantage when evaluating real estate and negotiating the price.

For sellers, it is desirable to present the deck as an outdoor space that is safe and beautiful, an extension of the living area that potential buyers can envision themselves enjoying. Visible signs and hazardous conditions will be an immediate turnoff to a potential buyer who is evaluating how much deferred maintenance will fall on them to address. For this purpose, we typically advise customers to start with a deck maintenance and repair project.

For buyers, it is important to inspect the structural aspects of any deck because you need to know whether the deck is a turnkey outdoor retreat or a project waiting to happen. Most buyers are surprised to learn that the replacement cost of most decks is above 25k, information that can improve their negotiating position substantially. Because a deck replacement project has the potential to be a major hidden cost in any real estate transaction, savvy buyers should conduct a thorough inspection of the deck and make an offer that accounts for whatever the assessment and analysis reveals.

Let’s dive into actionable steps for both sellers and buyers, breaking down every aspect of deck prep and evaluation.

For Sellers: Presenting Your Deck at Its Best

If you’re selling your home, you want to present your deck as a unique feature of the property, possibly a place to enjoy a cup of coffee, watch the wildlife, or simply listen to the sounds of the neighborhood. We believe the deck can and should be a selling point.

A clean, well-maintained, and functional deck is usually within reach without a full deck replacement. If the deck has not been maintained for a long time or it gets extensive sun exposure, it is likely that it will need some repairs in addition to simple maintenance.

Step 1: Deep Cleaning for a Fresh Start

A dirty deck won’t do you any favors during showings. Clean it thoroughly:

  • Pressure Washing:
    • In order to remove mildew, algae, surface dirt, and other outdoor grime, use a pressure washer at an appropriate level of pressure (typically between 1200-2000 psi) to clean the surfaces without causing damage. Sometimes more pressure is warranted, but be sure to use the proper nozzle or serious damage can be done to the surface you are attempting to clean.
    • For composite decking, it is important to follow the cleaning guidance provided by the manufacturer of the material in question. Using water applied at a low-pressure setting is typically sufficient for an outdoor space, suitable for removing spills and surface dirt. Only certain non-abrasive chemicals should be used on composite surfaces to avoid streaking the material or causing discoloration or other damage.
  • Spot Cleaning:
    • In some instances, a stiff-bristled brush, some cleaning solution, and some old-fashioned elbow grease is needed. This is especially true where grill grease, potted plants, and door mats leave unsightly markings on the surface.
    • Remove stains as much as possible. In the case of wood deck maintenance, use an orbital sander when the deck is dry as part of the preparation for staining.

Step 2: Make Safe by Repairing Damage

Buyers will scrutinize every detail, so ensure your deck is in good repair:

  • Fix Structural Issues: Inspect the footings, support posts, beams, joists, ledger boards, stair stringers, and railing posts for rot or damage. Certified deck safety specialists can run through an extensive checklist to check into all aspects of the deck structure.
  • Replace Damaged Boards: Identify warped, cracked, splintered, broken, rotted, insect-ridden or otherwise compromised floorboards for new ones.
  • Check the Railings and Stairs: When pressure is applied to the railing, there should be minimal wobble. There should be no cracking on the stair stringers, and the staircase should end with a 36” flat surface. Loose railings either need additional support or they may need to be replaced.

Step 3: Apply Stain to Restore the Finish

A fresh finish can make your deck look years younger:

  • For Pressure-Treated Wood decks: Sand down any rough spots or peeling finishes, then apply a coat of stain or paint. Solid stain is recommended for aged decks, and decks that have some new boards and some old ones. Color selection is a personal preference, but we typically advise neutral earth tones when preparing to list a home.
  • Composite Decking: Thorough cleaning should be sufficient on composite floorboards and railings, but the pressure-treated lumber used to build the deck frame would benefit from an application of stain. This is only practical for raised decks that provide access underneath.

Step 4: Stage the Space

Help buyers picture themselves using the deck. A few finishing touches can evoke a sense of connection to the space and put the potential buyer at ease :

  • Furniture: Add a table and chairs or a cozy seating area. For smaller decks, keep it minimal to avoid crowding the space. A new homeowner will provide their own furnishings, so it is not important to be over-the-top, but it is important that a prospective buyer feel inspired to think about how they will use the space.
  • Décor: Use potted plants, an outdoor rug, a storage box for toys, or string lights to give the deck the type of vibe that is consistent with its surroundings. For some, the deck is about the cooler, the grill, and the social atmosphere; for others, the deck is a private place for a sandbox and baby pool; and for others, the deck is a quiet place to unwind with a book or a glass of wine. Decorate according to your preferred vibe!
  • Lighting: If the deck will be used at night, consider adding sconce lighting on the rail posts, riser lights on the steps, or post cap lights. Highlight the edge of the steps for improved safety.

For Buyers: Inspecting the Deck Before Buying a Home

If you’re buying a home with a deck, you’ll want to ensure it’s a safe, functional, and valuable addition. Here’s a step-by-step guide to evaluating its condition:

Step 1: Inspect the Frame / Support Structure

Start with the footings and work your way up:

  • Footings: Check where the deck posts meet the ground to determine if there are appropriate footings, typically concrete cylinders that have a depth of 36” and a width of 14” beneath each post; the footings should have hardware that creates a solid connection between the foundation and the support post.
  • Support Posts and Joists: Look for signs of rot, insect damage, warping, shifting, sinking, or heaving. For wood decks, discoloration often signals deeper issues. The hidden issues are under the deck, and it requires either a flashlight and/or an invasive inspection
  • Ledger Board: This is where the deck connects to the house. Check for proper flashing above the ledger to prevent water damage to this key structural connection; look for secure attachment to the home, including correct fastener type, appropriately staggered placement, and properly spaced fasteners. If possible, try to determine if there is decay on the band joist of the house, which might signal that reconstruction is required.
  • Fasteners: Ensure the appropriate hardware was used, including screws instead of nails on structural elements and floorboards; when possible, check that galvanized, and bolts are secure and free from rust.

Step 2: Evaluate the Deck Surface

Different materials have unique strengths and weaknesses:

  • Pressure-Treated Wood: Look for splinters, cracks, or warping. Learn as much as possible about the age of the deck and the maintenance history—regular treatment (washing and staining) are key to longevity. The cocktail railing is a good place to evaluate the condition of the horizontal surfaces, they can often give indications of how much sun exposure the deck gets
  • Composite Decking: Check that the floorboards have appropriate spacing between them, that they sit flush to the joists they are connected to, and that there are no tripping hazards or missing hardware. Although scratches and discoloration may be unsightly, they rarely create hazardous conditions. Improperly fastened composite decking can result in bowing and warping, so check the craftsmanship.

Step 3: Evaluate the Railings and Stairs

  • Railings: Inspect the railings to ensure the rail posts have a sturdy connection to the deck frame, the balustrades are spaced properly (a 4” sphere should not be able to pass through) and all local safety codes are satisfied, including a minimum height of 36”.

One frequent problem with railings is when notched 4x4 railing posts that sit on top of the rim joist; current code requires that railing posts be built into the frame, including blocking at the base of the post to ensure a sturdy connection.

Another common issue is when balusters attach to the rim joist at the bottom and a rail guard at the top; balusters do not have the ability to transfer load appropriately, so railings with this configuration should be replaced immediately.

  • Stairs: Check for cracked stringers, which is a common problem for weight-bearing lumber that has been notched to allow space for risers and treads; check that the staircase is level from side to side, and check that the connection between the deck frame (rim joist) and the staircase structure meets the modern building code. The spacing between stringers is also worthy of close inspection; improperly spaced stringers is a common issue that requires attention.

Step 4: Assess Surface Wear

  • Wood Decks: Look for peeling paint, cracked boards, splitting wood, faded stain, grayed wood, splinters. Some issues are cosmetic but many signal neglect that can have structural and safety implications.
  • Composite Decks: Inspect for any mold or mildew buildup, animal scat, or other outdoor debris. Organic growth frequently appears in shaded areas or spots with poor drainage. Check the pitch of the deck to make sure that water doesn’t puddle.

Step 5: Ask the Right Questions

  • When was the deck built?
  • What maintenance has been done, and how often?
  • If composite, is the material still under warranty?
  • What is needed now and what is the best maintenance plan moving forward?
  • What is the most cost effective option given my unique circumstances?

Tips for Sellers and Buyers

Sellers:

  • A little investment in cleaning, repairs, and staging can significantly boost your home’s appeal.
  • Focus on universal appeal—neutral finishes, simple décor, and a clean, functional look work best.

Buyers:

  • A poorly maintained deck can be a negotiation point to lower the home’s price.
  • Budget for repairs or refinishing if the deck needs work, especially if it’s made of wood.

Deck Prep Pays Off

A deck is more than just an outdoor space—it’s a feature of your real estate offering that can either increase the perceived value of your property or have a negative impact. For sellers, prepping your deck ensures it shines during showings and inspections. For buyers, knowing how to evaluate a deck helps you avoid surprises and make the most of your investment.

Taking the time to get the deck right, whether you’re selling or buying, is always worth the effort.