Is $5,500 to replace a twisting deck beam a fair price?
Project Details
I am seeking guidance because we had deck stairs added by an unlicensed contractor that need rebuilding. During the process of getting quotes from licensed contractors, inconsistent feedback has been received regarding the deck itself. The main concerns are a twisting beam and a ledger board that is not flush against the house, creating a 1-inch gap. An independent housing inspector said this needs to be evaluated by a licensed contractor. I have a structural engineering degree from 20 years ago but went a different professional route. The deck was built before we bought the house, and the ledger board was not mentioned in our inspection. Contractor 3 mentioned requiring a liability waiver if certain parts, like the 4x6 posts, were reused to avoid digging up a newly installed concrete patio. I am fine with replacing the beam, but the $1,200 cost for just the beam seemed excessive. The deck is about 16ft x 16ft and comes right out of our kitchen, where we use it for a table and chairs. I am wondering if both the beam and the ledger board need to be addressed.
Quote Details
Contractor 2 assessed the existing twisting beam as needing complete replacement, disagreeing with Contractor 1's view that it was fine. This quote covers: - Complete replacement of the twisting beam with a much larger one - Associated labor and other necessary materials
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