What the work involves
- Design and site check
- Footings and posts
- Framing, ledger or freestanding structure
- Decking or roof covering
- Railings, stairs, lighting and finish
Remodel project guide
Deck or Patio Cover
A new deck, a covered patio or a pergola: footings, framing, decking or roof, railings, stairs and finish.
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What should happen, step by step
Use this as a checklist while the job is underway. If a step is skipped, ask why.
Durations are typical planning ranges from Corky's field experience, not guarantees. Weather, inspections, material lead times and surprises behind walls change them.
How long it usually takes
Decks and patio covers are often built in one to a few weeks, depending on size and inspections.
Plan your dates with the Project Timeline Planner
General guidance only. Your contractor's written schedule is what counts.
Inspections to expect
- Footing
- Framing
- Electrical (if fans/lights)
- Final
Which inspections apply depends on your city or county. Ask your contractor to share each passed inspection result. Understanding permits & inspections
What drives the cost
- Size and height
- Materials
- Roofed covers vs. open pergolas
- Railings and stairs
- Soil, slope and footing depth
- Electrical for lights or fans
See a ballpark range in the free calculator · Look up material prices
What a good bid includes
Check off each item on the bids you receive:
How to read a bid · Have one in hand? Second Look Review (from $25)
Payment schedule
Deposit, payment after footing/framing inspection, balance after final.
- Pay a modest deposit, then progress payments tied to finished, visible milestones (e.g., 'rough-in passed inspection'), never to dates alone.
- Keep payments at or behind the work completed - you should never have paid for much more than has been done and delivered.
- Hold the final payment until the final inspection is passed, the punch list is finished and you have lien waivers.
- Avoid cash. Pay by check or card so there is a record, and get a receipt for every payment.
- Deposit limits vary by state: California, for example, caps a home improvement down payment at 10% of the price or $1,000, whichever is less. Arizona has no single statewide percentage cap that we are aware of, so negotiate it and put it in the contract. Check your state's rules.
Red flags & common rip-offs
- Ledger without flashing or proper bolts
- Patio roof attached to a house not designed for the load
- No permit for a roofed structure
- Undersized posts or beams
- Deposit for 'custom' materials with no written specs
- Posts set without footings
Also watch for the general warning signs: large upfront payments, cash-only, no written estimate, pressure to sign today and no proof of license or insurance.
Questions to ask before you sign
- How will the structure attach to or stand apart from the house?
- What loads is the roof cover designed for (snow/wind)?
- How deep are footings?
- Who confirms setbacks and property lines?
- What maintenance will this need?
- How will the cover handle monsoon wind gusts - what wind speed is it designed for?
Get the answers in writing, in the contract. Always ask for the contractor's license number and proof of insurance, and check the license with your state or local licensing agency. How to hire a contractor · Quick question? Contractor's Desk ($5)
Warranty
Kit/aluminum cover makers warrant products; builder warrants install.
Expect two kinds of warranty: the manufacturer's product warranty (shingles, windows, fixtures, equipment) and the contractor's workmanship warranty on the installation. Get both in writing with the length, what is covered and how to make a claim. Many product warranties require registration or installation per the manufacturer's instructions. In Arizona, a homeowner can file a workmanship complaint against a licensed contractor with the Registrar of Contractors within two years of the last work performed on a remodel or repair.
DIY vs. hire out
Usually OK to DIY
- Staining, small freestanding shade structures that don't need a permit
Hire a licensed pro
- Attached covers, raised decks, electrical
Some work legally requires a licensed contractor and a permit even on your own home. Check your state and city rules.
Permits to expect
Decks above a certain height, attached decks and roofed patio covers usually need permits. Permit rules are set by your city, county and state, so they vary a lot. Call or check the website of your local building department before work starts. When a permit is required, the licensed contractor usually pulls it in their own name.
General information, not legal advice. Requirements vary by location.
Sources
- Deck Safety North American Deck and Railing Association
- American Wood Council AWC
- Call 811 Before You Dig Common Ground Alliance
- How To Avoid a Home Improvement Scam Federal Trade Commission
- Buyer's Remorse: The FTC's Cooling-Off Rule May Help Federal Trade Commission
- Before You Hire a Contractor Arizona Registrar of Contractors
- Contracting in Arizona? Here's What You Need to Know Arizona Registrar of Contractors
- What should I look for in a contract? California Contractors State License Board
- 2021 International Residential Code, Chapter 1 (R105 Permits) International Code Council
Check a contractor license: search your state's contractor licensing board, or find your state consumer protection office. External sites open in a new tab; Corky's MHS™ is not affiliated with them.
Please note
Educational information only - not legal, engineering or code advice. Rules vary by state, county and city, and change over time. Check with your local building department and licensing board, and read your own contract.
Have an estimate in hand?
A Second Look Review puts an independent set of eyes on the pricing, scope and missing items before you sign. Just have a question? The Contractor's Desk answers it for $5.