Help with multilvel large deck

[Tonyg]

I have a multi-level large deck on the beach that I need a little help working up an estimate for. There is a deck on each floor of the three story with stairs, decorative railings, and a section of beach access.

I actually looked at this the summer before last but never got the opportunity to work up the numbers or a face to face with the home owner. I did get a request from the HO now and met with them today.

The deck was supposedly "sealed a few years ago" and they used Thompson's. Because of this comment I really don't get the feeling I will be on the same page as to what he may have in mind for cost but the numbers so far are hitting 11k. I felt almost that if he used and was satisfied with the hack who did it before then he probably will not want too spend more. Most of the wealthier customers I have had this year are crying the blues about how little money they have to spend because of the markets. I think I have worked up a fair and competitive price for restoration but too much more add ons would be a deal killer for sure if I can sell him on the price tag now.

I have the total "stainable sf" but the floor is 2780sf. 213sf of which is a small Ipe deck at the front entrance door. This There is a sealer of some kind on the deck, in the shade mostly, and will need to be stripped. Mostly PTP, sand dunes, close neighbors, wind off the bay, etc. I have been loving the Deckster but would probably go with the Powersolve and DS. Stain would be AC.

Questions I would appreciate a little input on:

1. The undersides are not getting restored but they will obviously be cleaned and discolored from doing the fascia, headers, and support poles. Should I plan to clean/bleach the undersides anyway? He already said he doesn't want to pay for them to be restored. I am just afraid of the overspray leaving bleached marks.

2. The decorative railing - I haven't done any to this extent. How much more difficult are these going to be and should I adjust my normal railing price?

3. The supports for the beach access - I did add these in. He said the neighbor had their deck done "recently" and to do whatever they had done which looked like they were stained. I wasn't impressed with the neighbors deck or the quality of work on it. Another reason why I think he will have sticker shock. What is the norm for supports for a dock or walkway of this sort?

4. I priced the Ipe with the same price I used for the PTP. Never done Ipe and rarely if ever see it around here? I even have played with the idea of adding a little more to the overall ticket and offer to restore the Ipe for free as a sample. I would love to do a hardwood and I know that the contrast could be what makes the sale. The risk is he takes the free Ipe and rejects the bid.

Any thoughts or suggestions would be appreciated. I wanted to finish a few decks in the next week or so, IF it stays dry enough, and will probably not give him a proposal until next weekend or the following week.

[Tonyg]

Also the Ipe had metal poles that I thought might be brass? Should I restore these? If I don't will the chems discolor or harm them more?

Also added a pic of a shady spot of the sealer on the PT.

[RPetry]

Tony,

A few thoughts.

1) The job looks like an easy strip with low NaOH concentration. I would not be overly concerned with the undersides, unless they are currently stained. If so, prewet and have a helper rinse while applying stripper on the top wood.

2) We have done a number of jobs with that railing design. Very time consuming to clean/strip and stain, you have to figure some way to tarp and spray or you'll be there forever.

3) We would do the "boardwalk" posts, joists, and cross supports. Job will look unfinished without the service.

4) If you are convinced it will help sell the job and you have the time, just prep the small ipe' front deck 1 x 4's on top of the side planter. Chems and a scrub brush, no need for a PW. It will dry in a flash on a decent day. Apply your AC of choice. For a job of that size, well worth an hour or so of work.

The metal rails on the ipe' front porch look like they may be copper plated. Don't know, maybe someone knows how to identify and clean.

One more thought. That is a real nice size job, and an easy strip. Set the hook quick. I'd try and do the ipe' sample pronto and get the customer a proposal ASAP. Get to them while they are interested, a lot can happen in two weeks.

[PressurePros]

Tony, I'd be more in the $7500 range but that is not to say $11K is not the right number. I did a quick scan of the pics. Tonight I'll shoot back here and give you more info from my eyes.

[Beth n Rod]

Tony,
How many guys will be washing?
How many will be sealing?

That's a huge project for a deck but very doable.

Beth
Beth is looking at the sand dune and the deck sipping her coffee and thinking about how wonderful wood care is!

[Beth n Rod]

In addition to what Rick has mentioned, I will answer your questions by the same number you asked them:

1. prewet what you are not intending to clean and rinse afterwards to avoid unintentional markation.
2. zigzag railings tend to be the most labor intensive part of the deck. I would figure them to be the high side of the labor sqft and price accordingly, then drop the horizontals price and then add the two together.
3. same as the rest.
4. The Ipe is the first impression and last impression of the place and should look the best of all the decks to make renters want to come back.
You gotta become his sales consultant and help him to see what it is he needs to do to make the property more attractive and profitable. Pitch maintenance instead of overhauling which should be less expensive for him. Pitch buffing the rails to make them less likely to splinter for the guests. Pitch whatever you can to make him see you are his consultant with his best interests in mind and you may walk away with a nice repeat project.

Rod!~

[Beth n Rod]

Just stick me on the sand next to the deck, give me a towel, a radio, a book, some suntan lotion and a stocked cooler of my beverage of choice. I'll.....do my best to help! HA!

Beth

[Tonyg]

Thanks for all of the feedback.

I think I will still plan on the powersolve for speed and the deckster and NaOH close to the house, poles, headers, etc.

Rick, I like the idea of doing a rail on the side of the Ipe. Living in the land of PTP doing an Ipe deck is a privilege but I don't want to give it away. There is a small PT decking and wall on the back side for the trash cans and ac units so I will offer to do those for free as a sample.

Also, I will have to add costs for the metal "copper" rails. I remember Gary at Gar&T had mentioned a product for restoring copper that I will look into Copper Awning Cleaner

I will play with the numbers after some thought this week but I will adjust the rails a bit higher and lower the horizontals a bit and see what it comes out to be. I am doing a small deck for someone he knows and I would rather think it through since I don't have to rush into producing an estimate overnight.

Ken, total stainable sf came out to around 5900 if I remember. That includes 340lf of railing, maybe 50lf of partial railing on a knee wall, poles, headers, supports, steps, and solid walls. I did not include the slat wall between the property lines - there is a small pergola, paver steps and walkway framed by 6x6's, and more solid walls lining the driveway and front walkway - all of which could be added if I am able to get and complete the job. When I first looked at it a couple of years ago I remember coming up with a rough number of 10k-12k and was scared by the price so dropped it to around 8k. I was just starting to do wood seriously and and the rough estimate that I worked up would be more of a guess. I would not have been able to handle it then so it was just as well I didn't get the opportunity. I would like to get it, and don't want to completely sink my battleship in one turn, but have got better and more realistic about what I am willing to give up to get a project. I may be over-thinking it and it may be easier than initial view so I will look at applying lower sf rates.

Beth, Its just me and I may enlist a helper or painter friend to help. As it stands I was anticipating 8-10 days by myself and would probably end up doing more than I agreed to. Right now I look at each job as a stepping stone to a bigger and better project/client and have a tendency to put extra time in to make everything as perfect as I can get it. I usually always try to find something more to do so I figured two weeks of the schedule - If won I would try to schedule for fall.

Rod, This is not a rental. This is Chics Beach (Chesapeake Beach) more of a locals beach on the bay. It would be a nice place to be but no waves or undertow.

Beth, If I get it I will hire you for "consulting" and you can supervise from the Dune. Sort of a Labor for Learning in reverse

[Tonyg]

I've been lucky enough to get a few jobs on the oceanfront this year. Just finished up a solid deck and a couple of painting customers on the beach last week. It's nice to decompress during a lunch break on the beach. When I was in my 20's I used to hit the water or volleyball games at the end of the day. It's not unusual to see other contractors break out the wet suits and boards at the end of the day.