This customer was preparing to sell their house
but had some repairs they wanted done prior to
listing. The steps to the backyard were too small
and had a step down from the door. They
requested steps at least as wide as the door and
small landing at the height of the door. A rain
drain pipe had two breaks that needed to be
repaired. To improve one bathroom they
requested removing the laminate flooring and
replacing it. I recommended a tile floor instead
that could be installed over the laminate rather
than removing it. The toilet also had some
“wobble” as the floor was not level. The floor
area around the toilet was leveled and readied for
tile installation. They also had two sinks that had
some rust around the overflow drains and wanted
them replaced. Since it was a tile countertop
some tiles had to be replaced due to breakage
taking out the sinks. New sinks and faucets were
installed. One section of the fence had fallen
down and needed to be replaced. The gate had a
broken board that was replaced. The original
lights on the house were rusted and the one by
the front door interfered with the storm door that
had been installed. New lights were installed.
If you look closely you can see many of the deck boards show effects of
weathering, cracking and loss of the stain. The customer had asked a contractor to
replace the deck boards several years ago. He said he could save her money by
not replacing boards that he said didn’t need to be replaced. That strategy didn’t
pay off as the older boards weren’t properly prepared and even the newer boards
were showing wear and some had serious cracking. After removing some of the
older boards, attempting to save the newer boards, it became apparent the
underlying structure had some issues that needed repair. The pictures show early
work on repairs to the structure. Several posts needed to be replaced. One could
not be removed and the joist was not sufficient to span the distance between the
end joists. To fix this a larger joist was installed that could span the full depth of
the deck. The pictures show the start of the repairs but not all repairs.
These pictures show the finished
deck. The customer asked to have
the cabinet and shelf sanded and
sealed when the deck was sealed.
The railing, deck, cabinet and shelf
were sealed. The deck boards are
Elite Decking - a douglas fir product
that is an outdoor wood product in a
cedar tone.
This customer was in process of selling
their home. The inspection report called
out some minor wear to the deck (the
single board), a missing piece of siding and
some minor rot on some boards on the
steps. All were replaced to allow the sale
to close. Since the board that was
removed from the front deck was in good
condition it was used to replace the boards
on the steps to save money for the
customer.
This deck was in need of replacement. The
supporting structure was steel and in good
condition. The customer wanted to replace
it with Trex using hidden fasteners. The
board under the patio door also needed to
be replaced. The deck was replaced with
Trex. Two planters were built to use for
gardening. One is shown with Trex on the
sides and a seat around the top. To save
money many of the boards from the deck
above were usable for the planters. So
each planter was framed with boards from
the deck above that had the entire surface
replaced.
The customer wanted steps off the side down to
the walkway which did not exist on the previous
steps. To allow space for the grill to the side the
steps from the original design were not framed in
on the right.
The same customer inherited a fence that was falling down when they
purchased the house. It’s being replaced in two phases. The first
phase was the front fence and the fence between the house to the
west. There was no post at the end where the tree is shown. It was
merely bracketed to the fence nailing rail. A post was installed at this
end to provide more stability since the original fence still needs to be
replaced. All the posts were rotted at the bottom. To address rot at
ground level an emulsion was used on the end of each post that
would be in the ground to limit the impact of water on the posts.
© 4 Summits Contracting LLC
OR CCB# 218837 Licensed, Insured and Bonded
Gallery
This customer was
preparing to sell their
house but had some repairs
they wanted done prior to
listing. The steps to the
backyard were too small and had a step down from the
door. They requested steps at least as wide as the door
and small landing at the height of the door. A rain drain
pipe had two breaks that needed to be repaired. To
improve one bathroom they requested removing the
laminate flooring and replacing it. I recommended a tile
floor instead that could be installed over the laminate
rather than removing it. The toilet also had some “wobble”
as the floor was not level. The floor area around the toilet
was leveled and readied for tile installation. They also had
two sinks that had some rust around the overflow drains
and wanted them replaced. Since it was a tile countertop
some tiles had to be replaced due to breakage taking out
the sinks. New sinks and faucets were installed. One
section of the fence had fallen down and needed to be
replaced. The original lights on the house were rusted and
the one by the front door interfered with the storm door
that had been installed. New lights were installed.
If you look closely you
can see many of the
deck boards show
effects of weathering,
cracking and loss of the
stain. The customer
had asked a contractor
to replace the deck
boards several years
ago. He said he could save her money by not replacing
boards that he said didn’t need to be replaced. That
strategy didn’t pay off as the older boards weren’t properly
prepared and even the newer boards were showing wear
and some had serious cracking. After removing some of
the older boards, attempting to save the newer boards, it
became apparent the underlying structure had some issues
that needed repair. The pictures show early work on
repairs to the structure. Several posts needed to be
replaced. One could not be removed and the joist was not
sufficient to span the distance between the end joists. To
fix this a larger joist was installed that could span the full
depth of the deck. The pictures show the start of the
repairs but not all repairs.
These pictures show the
finished deck. The customer
asked to have the cabinet and
shelf sanded and sealed when
the deck was sealed. The
railing, deck, cabinet and shelf
were sealed. The deck boards
are Elite Decking - a douglas fir
product that is an outdoor wood
product in a cedar tone.
This customer was in process of selling their home. The
inspection report called out some minor wear to the deck
(the single board), a missing piece of siding and some
minor rot on some boards on the steps. All were
replaced to allow the sale to close. Since the board that
was removed from the front deck was in good condition
it was used to replace the boards on the steps to save
money for the customer.
This deck was in need of replacement. The supporting
structure was steel and in good condition. The customer
wanted to replace it with Trex using hidden fasteners.
The board under the patio door also needed to be
replaced. The deck was replaced with Trex. Two planters
were built to use for gardening. One is shown with Trex
on the sides and a seat around the top. To save money
many of the boards from the deck above were usable for
the planters. So each planter was framed with boards
from the deck above that had the entire surface replaced.
The customer wanted steps off
the side down to the walkway
which did not exist on the
previous steps. To allow space
for the grill to the side the steps
from the original design were
not framed in on the right.
The same customer inherited a fence that was falling down
when they purchased the house. It’s being replaced in two
phases. The first phase was the front fence and the fence
between the house to the west. There was no post at the
end where the tree is shown. It was merely bracketed to
the fence nailing rail. A post was installed at this end to
provide more stability since the original fence still needs to
be replaced. All the posts were rotted at the bottom. To
address rot at ground level an emulsion was used on the
end of each post that would be in the ground to limit the
impact of water on the posts.
