Second story deck rebuild *update*

[SHRED]

So far I have 3 bids in from contractors.

This is the deck:

120 sq ft (10x12)
Brown pressure treated subfloor and posts
Simpson connectors
Trex "Transcend" deck material
42" rail with privacy spacing and 18" of lattice on top (60" total).
No paint.

Quotes are coming in at $6,000 to $8,000.

I rough calculated the cost of materials and they are $1,500 to $2,000.

If I pay my builder friend and I help him I think I can save a bundle.
I am a bit surprised at these quotes for a basic second story deck. Do they seem high?

[Warpy]

1. Not really if it's an engineering problem

and your house looks like it's going to present an engineering problem.

It's a pretty big deck and it's going to have to support a lot of weight.

One thing, have you considered what it's going to do with the amount of light coming into the house below it? A big deck is a far cry from a small balcony.

[Wash. state Desk Jet]

2. I should think your builder friend knows what contractor rates are

in your locality Shred. Contractor rates vary from state to state and from there down to localities dependant upon how much work there is going around. And estimates will also vary as you know.
5,or 7 grand is about right there in the ball park. The project is broken down into phases and each phase is estimated across time and materials. And percentages are involved .Wear and tare on tools, fuel for transportation ,tax, business overhead Sq. footage yadda yadda. Your auto mechanic looks to the books to tell what the billing hours are for the fix. If the book says 4.2 hours, those are the billing hours and the mechanics hourly is usually posted ,for example $65.00 per hour. Than there's the parts and material mark up and of course the tax.And sometimes the book lies !

Construction estimation,different book but to the same end.

If your thinking about paying your builder friend and wanting to save money by being your builder friends helper, than why not ask your builder friend if he would be interested in estimating the job and perhaps doing it with you as a helper.

All my books & computer programs are put away in box's and really, I would worry if I were to estimate that,somebody might call wanting the same thing and I'm done with all that ! 5,or 7 grand seems about right though !

[pscot]

3. Depends on the materials

Synthetic decking is pretty pricey, but you probably recoup the cost in lower maintenance. All dimensional lumber is expensive. I resurfaced a 22x18 foot deck with 5/4 cedar. Decking and 5 gallons of pentofin cost me about $600. I paid my SIL about $600 for tearing off the old decking and laying the new. We re-used the existing structure. Six grand seems outrageously high.

[SHRED]

4. Where I might go with this

My carpenter friend came over and had an idea for the deck surface. Rather than composite strips he would plywood the surface, fiberglass mat, and I think it's an acrylic coating with a bit of grit in it for traction that is applied. This would waterproof everything underneath. He'd put an 1/8" per foot drop on it so it drains off when we get rain which is rare here in San Diego County.

Anyway, since the under-deck support structure would be out of the rain I could limit my use of pressure treated wood.
I like the idea of being able to go outside downstairs on to essentially a covered patio/deck in the rain.
It's a whole lot less expensive than a composite like Trex which I figured for 120 sq ft would run my around $1K.

He said he'd do it for $50 per hour and it would take 6 to 10 days. I'd help him and I'd paint later.

I think I will offer him a flat $3,000 which comes to 7.5 days at 8 hrs per day.
Materials will be less so I'm thinking if I help my total will be in the $4 to $5,000 range.

--

[Wash. state Desk Jet]

5. Ok, let me ask you this

what is the hourly wage for a good construction assistant these days in southern California.? Used to be about $17.00 per hour for fer a guy what can run saws ,measure and assist in all phases and that was back in the 80's. That is what you call a good all around helper worth keeping. So ,say on a such a deal he ,the helper excepts $600.00 ,there, there abouts. 2nd story deck is a two people operation every step of the way.I never knew 8 hour days in all my years in construction. More like 10 or 12 in the field than paper work at home or in an office.

So the question is, does your builder friend/neighbor have nothing better to do ,semi retired ,just happens to be around a lot, I dono. !

And since your are bumping it out, I assume you are going to go with permits.And so what is your builders plans on all that, will it be free standing ?

And it seems like you are telling your builder friend how much time you will allot in time is money. Remember your builder friend is no used car salesman ! And you cannot control the clock. 6 to 10 days to do it tells me he doesn't see it as a cake walk if you know what I mean.


If I were you I would present that offer to the tune of ,would you except $3,000.00 and I'll help you.

It seems to me you might be a bit too far on the low end.Earth quakes and all the SHED,you are looking tword your builder friend because you know he is real builder right? So you want it done right,right? You want to go ahead with it knowing somebody really knows what he is doing,right?
Pitch your offer,see what he comes back to you with. Or,correction, that's your carpenter friend.

That or keep getting estimates.

Good luck- with your project-your deck will no doubt be very cool.

[SHRED]

6. Thanks

He's a very experienced builder in his early 60's. He was my neighbor until he moved to Colorado. He's built bathroom cabinets for us and many decks in our neighborhood which I've checked out. He's in town visiting his Mom. He takes on projects like this and enjoys them. I'm fortunate he's in town. I expect this will go well. We are both cool with what I offered to pay him and he came up with some design suggestions I really liked. We start tomorrow. I've dug the footings today for the 6x6 support posts.

[Wash. state Desk Jet]

7. I rather suspect you will enjoy the experience yourself !

Lots of people have stuff built for them, some people really really enjoy getting involved.
Actually building something with your hands is a good feeling to know.Getting into creative design brought upon through experience in the building trades is also a good feeling to know.

Best of luck and do show some pics Shred.