What to know before you start
Most deck problems start where you can't see them: the footings, the ledger board bolted to the house and the flashing that keeps water out of the wall behind it. The boards on top get the attention, but the structure underneath decides how long the deck lasts.
Our estimator measures the site, checks the grade and door heights, and draws a plan for a new or reshaped deck. The True Bid lists footings, framing, decking, railings and stairs line by line, and every builder bids on that same plan. We walk the job with you and the builder at milestones and again at the end.
What the job includes
- Demolition and hauling of the old deck, if there is one
- Footings dug and poured below the frost line
- A ledger attached and flashed to the house, or a freestanding frame
- Joists, beams and posts sized for the span and the snow load
- Decking in the wood or composite you choose
- Railings and stairs built to code
- Paver, flagstone or concrete patio surfaces on a compacted base
- Permits and inspections where required
What we scope
Wood decks
Pressure-treated framing with treated, cedar or other wood decking. Wood costs less up front and needs regular sealing in our sun.
Composite and PVC decks
Low-maintenance boards that resist rot and splinters. Lighter colors stay cooler in direct sun.
Walkout and second-story decks
Raised decks off the main floor, common on sloped lots with walkout basements. Taller posts and longer stairs add structure.
Paver and flagstone patios
Ground-level patios on a compacted base, often paired with a fire pit or seat wall.
Covers and pergolas
Shade structures over a deck or patio, built to carry snow and stand up to wind.
What drives the cost
Every project is different, so your True Bid prices yours line by line after the site visit. These are the things that move the price most.
- Size and height
- A raised deck needs taller posts, more bracing, stairs and railings.
- Decking material
- Composite and PVC cost more than wood up front and need less upkeep.
- Railings
- Cable, glass and metal railings cost more than wood or composite rail.
- Footings and soil
- Rocky ground or expansive clay can mean deeper footings or a different footing type.
- Tear-out
- Removing an old deck or patio adds labor and dump fees.
- Covers and extras
- Roofs, pergolas, built-in benches, lighting and fire features all add to the scope.
Permits and HOAs in Douglas County
Decks usually need a building permit, and attached decks almost always do. Small, low, freestanding decks can be exempt under the building code, so check before you build. A ground-level patio often needs no building permit, but a cover over it may. Castle Rock, Parker, Lone Tree, Castle Pines and Larkspur issue their own permits. Unincorporated areas, including Highlands Ranch, go through Douglas County's Building Division.
Castle Rock adopted the 2025 Colorado Wildfire Resiliency Code effective July 1, 2026, which can add requirements for decks and other exterior work depending on a property's wildfire risk rating. Other jurisdictions may have similar rules. HOAs commonly review deck size, materials, railings and stain color. We note every approval in the scope.
Built for Douglas County
Snow, sun and soil set the rules for decks here. Spring storms drop heavy, wet snow, and snow sliding off the roof can land on a deck below. High-altitude UV grays wood fast and fades composite, and dark boards get hot underfoot in summer.
Expansive clay and freeze-thaw can push footings out of level if they aren't set deep enough. Many Douglas County homes sit on sloped lots with walkout basements, so plenty of decks stand a full story off the ground. That puts more weight on the footings, posts, bracing and stairs.
How DougCO Builds runs your project
- Tell us about itSend the basics through the project form. We call to set up a site visit.
- One site visitOur estimator measures, photographs what's there and talks through what you want.
- Your True BidYou get a written, line-by-line scope and a budget before any contractor sees the job.
- Contractors bid on the same scopeVetted local contractors bid without your contact details. You compare the bids side by side.
- We manage it with youWe check insurance and licensing before work starts, then walk the job at milestones and at the finish.
Questions to ask before you hire
- How deep are the footings, and what type are they?
- How will the ledger attach to the house, and how will it be flashed?
- What decking and railing products are included, and what is the warranty on each?
- Who pulls the permit and schedules the inspections?
- How will water drain off the patio and away from the house?
Decks and Patios questions
Do I need a permit to build a deck in Douglas County?
Usually, yes. Attached decks almost always need one. Small, low, freestanding decks can be exempt under the building code. Your contractor confirms with your town, or with Douglas County in unincorporated areas, and we note it in the scope.
Wood or composite?
Wood costs less to build and needs regular sealing in our sun. Composite and PVC cost more up front, need less upkeep and come in lighter colors that stay cooler. We can scope both so you can compare.
Can new decking go on my old deck frame?
Sometimes. If the footings, ledger and joists are sound and meet current code, new decking and railings may go on the old frame. Our estimator checks it before anyone bids.
Deck or patio?
A ground-level patio is usually simpler to build and needs less upkeep. A deck makes sense when the door sits well above the yard or the ground slopes away. We can scope both.
