CMCORKY'S MHS™ Corky's Corner™

Trade guide

Decking & Fencing

Deck framing, decking, railings and stairs, plus fences. Railings, stairs and the ledger connection to the house are the safety-critical parts.

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What the work involves

  • Layout, footings and posts
  • Framing, ledger attachment and flashing
  • Decking, railings and stairs
  • Fence posts, rails and panels
  • Finish or stain

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

Fences are often a few days. Decks often take one to a few weeks depending on size, stairs, footings 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 inspection
  • Framing inspection (for decks)
  • Final inspection
  • Pool-barrier fences have special rules

Which inspections apply depends on your city or county. Ask your contractor to share each passed inspection result. Understanding permits & inspections

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 footings/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.

Payment schedules & lien waivers

Red flags & common rip-offs

  • Ledger nailed to the house with no bolts or flashing
  • No footings - posts on blocks or buried untreated wood
  • Railings or stairs that feel loose
  • Building on the wrong side of the property line
  • No permit for a raised deck
  • No flashing over the ledger board

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

  1. How will the deck attach to the house, and how will you flash it?
  2. How deep are the footings?
  3. What railing height and spacing will you use?
  4. Who is responsible for knowing the property line?
  5. What finish or maintenance does this material need?
  6. What guard height and baluster spacing will you use for my local code?

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

Composite decking makers offer product warranties; workmanship warranty from builder.

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

  • Low ground-level platforms and simple fence repairs
  • Stain and sealing

Hire a licensed pro

  • Raised or attached decks, stairs and railings
  • Pool fences

Some work legally requires a licensed contractor and a permit even on your own home. Check your state and city rules.

Permits to expect

Many areas require permits for decks above a certain height, attached decks and fences over a certain height. 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

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.