Porches and stairs that stay put
Rear porches and exterior stairs carry the most foot traffic and take the most water. We repair rotted posts and framing at the base, replace treads and decking, and fix loose guards and handrails. Where a structure needs an engineer's review we say so first, and we tell you what to restrict until it has been looked at.
Not included
A rebuilt porch or a new stair is a capital project and may need an engineer's drawing and a permit. It gets its own scope sheet.
On the scope sheet
Posts, beams and wall connections checked
Treads, decking and stringers
Guards and handrails fixed at the post
Fasteners and flashing where the porch meets the wall
Paint or stain to match the building
What moves the price of porch and stair work
The scope sheet names each of these for your building. No figure is printed here; the sheet carries the price.
The structure behind the finish
A rotten tread is a small job. A rotten post base can mean shoring the porch above it.
Materials
Pressure-treated lumber, composite or painted wood. The board chooses; the sheet shows the difference.
Access and shoring
Stacked porches need support while a lower post is replaced.
Daily use
Porches in use are repaired in stages so every unit keeps a way out.
How a porch or stair job goes
Step 1: Look and probe
We probe posts and framing, test the rails and photograph every connection.
Step 2: Safety items first
The sheet puts what could hurt someone at the top, with what to restrict until it is fixed.
Step 3: Approval and notice
Owners on each porch get a schedule and a second way out.
Step 4: Repair in stages
One porch or flight at a time, tested before it reopens.
Questions about this work
Can owners keep using the porch?
We tell the board in writing what we found and what to restrict until the repair. If a post, rail or tread isn't sound, say so and rope it off; we don't wait for the sheet.
Do porch repairs need a permit?
Swapping treads or a rail on the same posts often doesn't. Replacing posts, beams or a whole stair usually does. We check with the building department and note it on the sheet.
What about guard and railing height?
The building code sets minimums for guards and handrails. We compare what is there against them and list the gaps on the scope sheet, without giving legal advice.
Do you build new porches?
We rebuild like for like on a capital scope sheet. Designing a new porch or deck starts with an architect or engineer.
A porch or stair that worries the board?
The first walk-through is one visit of up to two hours and ends with a photo list of what we saw.