Is $75,234 to repair upper deck/balcony from water damage a fair price?
Project Details
My property was damaged from rain, specifically the second-floor deck on the front of my house. I was expecting a price between $15,000 and $30,000 for the repair, so I'm in complete shock at the $75,234.18 estimate. I'm going to try to get 3 more estimates.
Quote Details
This proposal outlines the scope of work for the repair of an upper deck/balcony due to water damage. The work includes comprehensive demolition, framing, masonry, and finishing. - Permit: Pull necessary permit with City of Raleigh - Prep Work: Lay down flooring protection, cover items with plastic, plastic off work area - Demolition (Work 1): - Remove existing siding/boxing materials as needed - Remove existing handrail and pickets - Remove existing non-load bearing columns (8) on front porch and balcony - Remove existing beaded board and subfloor of balcony - Remove existing soffit material underneath balcony area - Cut back ceiling sheetrock to expose bearing point of cantilevered joists - Remove existing band with significant water damage - Note: If upon drywall removal any walls are load bearing, an engineer site visit will be required with a change order fee. - Framing and Masonry (Work 2): - Sister all existing 2x10s on balcony (from bearing point to band) to achieve full cantilever - Install new 2x10 band on end of cantilever - Install new handrail to code using new 2x4 pressure treated handrail and 2x2 pressure treated pickets - Add 2 new 6x6 pressure treated posts on balcony ends - Add additional blocking to create necessary cantilever - Add blocking between newly installed floor joists for structural soundness - Add 2 new 6x6 pressure treated posts on first floor porch ends - Install new ¾ advance tech plywood over new sistered joists on balcony - Lumber: All visible lumber to be pressure treated Kiln Dried After Treatment Southern Yellow Pine - Install new beaded plywood ceiling, fascia, and soffit on underside of balcony - Railings: Standard 2x4 & 2x2 wood railings - Plumbing (Work 3): No plumbing included in this proposal. - Electrical (Work 4): If electrical needs reworking for full sister of cantilever, electricians will temporarily disconnect and reconnect wires. - Drywall (Work 5): Replace any drywall cut for joist sistering with ½ sheetrock to match existing. - Tile (Work 6): - Install new durarock cement board backer on top of new advance tech plywood - Red guard all new durarock cement board for waterproof membrane - Install new large format exterior grade tile on porch (homeowner selection, allowance of $3 per square foot) - Install new non-porous grout in homeowner selected color - Finish edges of porch with schluter strip in homeowner selected color - Trim (Work 7): - Reinstall any trim pulled down to cut ceiling inside home - Create trim detail around top and bottom of new 6x6 posts - Stairs, Handrail (Work 8): No stairwork included in this proposal. - Insulation (Work 9): No insulation included in this proposal. - HVAC (Work 10): No HVAC included in this proposal. - Paint and Stain (Work 11): - After pressure treated wood's moisture content is low enough (approx. 1 month), stain or paint new handrail, pickets, and posts (including first floor) with owner selected Sherwin-Williams product. - Includes pressure wash before staining. - After sheetrock installation, prime all new sheetrock with one coat of Kiltz primer and two coats of Sherwin-Williams Pro Mar 400 on ceiling. - General Notes: - Install smoke and carbon monoxide detectors where needed as required by code (if not currently installed). - Price based on non-load bearing conditions unless otherwise stated. - Price does not include relocating unforeseen Electrical, Plumbing or HVAC outside scope. - Any additional engineering will call for a change order. - Flooring, furniture, household items to be protected. - Remodeled area to be sealed off from rest of house with plastic. - All removed items will be donated to Habitat for Humanity unless specified; otherwise, disposed of. - Dumpster and porta-john will remain on site. - Professional cleaning at project completion included. - Permit and Fees included. - All work to meet NC State Building Code.
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More Details
Category
Decking
Price
$75,234
Quote Date
June 7, 2025
Location
North Carolina
Material
Pressure Treated wood
Railing included?
No
Comments
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