What Questions Should You Ask a Deck Builder Before Hiring?

If you are planning a new deck or replacing an existing one, this guide will help you ask the right questions before hiring a contractor.

Start With Credentials and Insurance

The first step in finding a good contractor is verifying the contractor’s essential credentials.

Verify the contractor’s license. Most states require contractors to be licensed and most states have websites where you can verify the contractor’s license. You can often find information about complaints filed against the contractor at this site. Only use licensed contractors. A license is not a guarantee of a good contractor, but the lack of a license is often a sign of a bad contractor.

Obtain the contractor’s certificate of insurance. A good contractor will be happy to provide a certificate from his/her insurance company, thus making it easy for the homeowner to verify with the insurance company. (Because from time to time, the information provided is outdated or perhaps does not exist, the homeowner should verify the contractor’s insurance coverage.) The ideal contractor has general liability and workman’s compensation insurance.

General liability protects you in case the contractor damages something. Workman’s compensation protects you in case a worker is injured while on your property. Yes, you could be sued by a worker injured on your property. Workman’s compensation insurance is very expensive and not all contractors carry it. Not having general liability and workman’s compensation isn’t a deal breaker, but it is a risk consideration. Also, check what coverage your homeowner’s insurance policy might provide if a worker is injured while on your property.

Questions to ask:
Can you provide your contractor license number?
Can I receive proof of general liability and worker’s compensation insurance?
Have there been any recent claims or complaints?

Define the Scope of Work in Writing

One of the most common causes of disputes in deck construction is a vague or incomplete scope of work.

A written scope of work definition is one of the best ways to avoid misunderstandings and the disasters that often follow. Be as precise as possible but make allowances for the size of the job. A simple scope definition is appropriate for a simple job.

Identify products and materials to be used.

For example, products and materials used to build a deck would include the types and sizes of lumber and other structural materials, the types of fasteners and other hardware such as joist hangers, and the types of flashing.

Identify the important work tasks to be performed. For example, a work task to build a deck would include producing a plan showing all details necessary to obtain a building permit, obtaining the building permit, removing and disposing of any existing deck, and removing and disposing of construction debris.

Specify that the contractor will perform all work in strict compliance with all building codes and will follow the manufacturer’s instructions. This should occur regardless, but it helps to have it in writing.

Specify that the work will be performed under a building permit, if required in your jurisdiction. This should occur regardless, but it helps to have it in writing. Be very concerned if a contractor does not want to perform the work under a building permit. Do not let the contractor start work without a building permit in hand. Keep evidence of approved inspections in your records; it will help to have this when you sell your house.

Questions to ask:
Will you handle permit submission and inspections?
Will I receive a detailed written scope listing materials and tasks?
Will the deck be built to current Washington building codes?

Understand the Payment Schedule

Payment structure matters more than many homeowners realize.

The complexity of the payment schedule depends on the complexity of the work. Small projects may have two or three payments. Large projects may have several progress payments. Typical payments include some amount upon signing of an agreement, progress payments, and the final payment.

Pay not more than 10 percent of the total contract price upon signing the agreement for the job. If materials need to be specially ordered, this number may increase as reasonably necessary to pay for these materials. Rarely should the initial payment exceed 25 percent. (If the contractor asks for a large percentage, this may be a bad sign. Also, if the contractor asks for an advance, especially long before the start date, this may be a bad sign.)

Tie progress payments to completion of specific work tasks. For example, removing and disposing of an existing deck might be worth 20 percent.

Make a final payment of 10 to 25 percent when all work is completed according to the written agreement, including passing the building department inspection.

Questions to ask:
How are payments structured?
Are payments tied to inspection milestones?
What must be completed before the final payment is made?

Clarify the Change Order Process

Deck projects often evolve after construction begins.

Expect the unexpected during home improvement projects, especially large deck building projects. Changes to the scope of work should only be made with a written agreement that describes the scope change and the price change. You and the contractor should sign the change order agreement. It is tempting to ignore change orders during the crunch of a project deadline, but both you and the contractor do so at your peril. Lack of written change orders causes more disagreements between contractors and customers than almost any other problem.

Questions to ask:
How are change orders documented?
Will all scope and pricing changes be approved in writing before work continues?

Watch for Red Flags in the Contract

Before signing, carefully review the contract.

Large up-front payments. It is reasonable for a contractor to ask for some money up front, especially if special-order materials are involved. Not including special-order materials, more than about 20 percent up front may be questionable.

Mandatory arbitration. Arbitration can be a good way to resolve disputes, and is not necessarily a problem. Realize, however, that arbitration is not free. You may be required to pay a non-refundable fee up front to initiate arbitration. If an arbiter, such as the American Arbitration Association, is specified in the contract, verify with the arbiter that the contractor is registered with the arbiter. Registration and arbiter review of the contractor’s contract may be necessary before the arbiter will accept the dispute.

Social media ban. A contract clause that restricts your right to post negative comments about the contractor on social media is a major red flag.

Legal cost shifting. The general rule is that each party pays its own legal/arbitration costs. A clause that makes you pay the contractor’s legal/arbitration costs is a major red flag unless the clause applies to both parties.

Questions to ask:
How are disputes resolved?
Does the contract include arbitration?
Are legal fees shared fairly?

Ask About Structural Integrity

Beyond paperwork and contracts, ask how the structure will be built.

Common deck post, footings, and bracing defects include the following:

Deck post is too tall.
Deck post is deteriorated or damaged.
Deck post is improperly secured, or is not secured, to the deck beam or to the deck footing.
Deck post is too far out of plumb.
Deck post is excessively bowed.
Deck post is not centered on the deck footing.
Deck footing is too small or not thick enough.
Deck footing is not deep enough.
Deck footing is made from improper materials, such as concrete blocks.
Deck footing is close to the house, but the bottom of the footing is not at the house footing level.
Deck bracing is absent.
Deck bracing is improperly installed.

Questions to ask:
How do you determine footing depth in my area?
Will the deck include proper lateral bracing?
How do you prevent post movement and long-term structural shifting?

Final Thoughts

It is said that if you do not know where you are going, any road will take you there. Proper planning and a good written agreement will help you and your contractor arrive at your destination.

Choosing a deck builder in Seattle, Bellevue, or Sammamish is about more than aesthetics. It is about building a structure that performs safely and reliably in the Pacific Northwest climate.

Ask detailed questions. Insist on written clarity. Review the contract carefully. A beautiful deck starts long before the first board is installed — it starts with informed decisions.

When you ask the right questions before hiring, you protect your home, your budget, and your peace of mind.