A Closer Look At Deck Building From A Homeowner’s Perspective
Part 1
The Biggest Question: What is a new deck going to cost to build in California?
There are many considerations to keep in mind when you begin the process of building a deck. As a local deck builder, we get all sorts of questions on this topic, however the paramount question is always, “How much is this going to cost me?”. The cost is the determining factor that decides whether or not a homeowner moves forward with a project and which contractor they will ultimately work with. The following article will provide you with the necessary tools to get an idea what your deck project will cost prior to enlisting local contracting services.
It can be difficult for a client to approach a contractor with their project when they have no idea what a deck should cost or what factors influence the price tag. It can feel like walking into an automotive dealership without doing your homework and watching as the salesman come out of the shadows like prowling sharks circling around you looking for their next big meal. The anxiety builds as the sharks try to make a quick sale by pressuring you to make a quick emotionally charged purchase that you ultimately regret when you get your first monthly statement. Oh, and that price tag plastered on that shiny new car did not include all of the fees, taxes, interest, warranty costs, and surcharges they will hit you with before you are finished.
In contrast, when you are an informed buyer walking onto that same car lot with research and a budget in hand, these sharks turn into minnows. You have a budget in mind that you can comfortably afford. You have a pretty good idea what the final costs are going to be when you pull out your check book to pay for your ideal new car. You know the dependability and relevant facts concerning the vehicle you have in mind, and have put yourself into a logic-based mindset and set aside your emotional buying impulse. You have become an informed buyer. In this article I will provide you with the tools to become informed and assess your deck project before engaging your local builders.
The thing to keep in mind with building projects is that every project and situation is different. This is the primary reason construction businesses shy away from advertising generalized pricing concerning decks and other projects. But there is no reason that builders cannot provide their potential clients with tools to get a rough idea what they are going to spend, where that money is ultimately going to be allocated, and why.
The following answers are fairly straight forward but critical to understand. This information is designed to prevent a homeowner from being taken advantage of, provide you with a logic-based mindset, and push aside the emotional buying impulse that we all have.
So, what do you need to know?
· What are the variables that go into building a deck that influence price.
· What are the costs that are typically not considered by a client outside of the deck design.
· What are the hidden costs that builders either neglect to inform you about, or fail to communicate properly?
· How should an estimate and building contract be structured so that your costs do not grow throughout the progression of your project? Yes, you have a say in how the estimate and contract are structured.
Let us take a closer look at these topics in greater detail.
Unique Factors Influencing Price
1. What is the size of your ideal deck?
The size of a deck is one of the biggest determining factors in price. Of course, the larger the deck, the larger the price tag. The important first step is going to be determining the size deck that you require, that will provide you with both functionality and aesthetic appeal. Some considerations may include access to the interior of your home/bedrooms, access to your yard/property, ability to move large items/appliances to parts of your home, space to relax and socialize, and maximizing the view of your unique property. Once you have a rough idea of the scale of your deck its time to come up with a total square foot tally of your deck. Even if you have questions or need help with your deck design, knowing the estimated size of your deck is the foundation of your costs.
Rough Pricing by Square Foot To Build A New Deck
Basic
$30 - $40
Per Sq. Ft.
Mid-Grade
$40 - $80
Per Sq. Ft.
Luxury
$80 - $120
Per Sq. Ft.
Entry Level Deck
· Design – Simple
· Height – Low
· Engineering – None
· Materials – Entry Level
· Worksite Conditions – Easily Accessible
Mid-Grade Deck
· Design – Moderately Complex
· Height – Medium to high
· Engineering – Some
· Materials – Mid-grade
· Worksite Conditions – Challenging
· Additional Details – Stairs/gates/etc.
Luxury Deck
· Design – Complex
· Height – High/Varied
· Engineering – Involved
· Materials – High End
· Worksite Conditions – Challenging
· Additional Details – Stairs, ramps, gates, lighting, complex guardrail systems, multi-level, etc.
2. How complex is the design of your deck?
This can be a difficult part for some home owners. It is critical that the design of your deck serves you and your family in several ways. The design of your deck should maximize your investment by adding value to your home, complement the existing architecture, as well as provide you, your family, and your friends with a place to gather and socialize in a comfortable and relaxed setting. It is common however, that a homeowners dream design and the ultimate structural design of the deck do not always align. It is important to thoroughly discuss the design criteria with a knowledgeable professional to ensure that the confluence of design and safety are well met, all while staying within your budget. Take the time to create a preliminary outline of a deck design that satisfies your needs. This will help keep builders in check, and prevent a sales-based builder from manipulating your emotions and talking you into a design that you cannot comfortably afford.
3. What materials will be used to construct your deck?
Today there are a wide range of possible materials that can be used to construct a deck. Careful consideration of your needs and ability to maintain a deck for years to come is crucial.
Homeowners are typically well versed in the need for constant repairs and maintenance that goes with homeownership, however the exterior of a home is often neglected and maintenance is deferred. The exterior components of your home, including decks, take on constant degradation from the environment and human interaction and tend to be pushed out of mind because we spend the majority of our time inside of our homes, leaving the exterior to be ignored. The exterior of a home requires regular maintenance which, if implemented, pays huge dividends by pushing off costly repairs because problems get solved when they are small and not when they become insurmountable.
When considering what materials to build a deck, it is important that you not only focus on appearance and functionality, but what will be required to maintain the structural integrity and appearance of your deck. Afterall a deck is an investment in your home and you want to ensure that you protect your investment. There are pros and cons associated with all building materials from the foundation, structural framing, decking, railing systems, and the often not considered attachment of the deck to your home.
That being said there is generally a trade off that takes place in upfront costs and long-term repairs and maintenance. The higher the quality and durability of materials used and the ultimate design of your deck will cost more upfront but save you time, money and worry in future repairs. Things to keep in mind when deciding what materials to use include appearance, structural integrity, sun and weather exposure, leaf and organic materials dropping on the deck, constant stain or paint applications, snow load, and occupancy.
While a knowledgeable professional should walk you through all of this and more to ensure that you can maximize your budget by using the appropriate materials that fit your unique taste and financial constraints, it is important to read up on different materials you are considering. While searching manufacturers websites for product information, pay special attention to warranty information, product lifespan, and what is required during and after installation to maintain the warranty provided. Are these products rated for direct and constant solar exposure or snow loads? Most of all keep in the forefront of your mind what maintenance responsibilities you are taking on and your ability/willingness to do so.
4. Will your deck need stairs or a ramp access for moving bulky items and wheelchair access?
This is a big factor when considering accessibility and functionality. Some deck designs are simple and straight forward while others can have a compounding factor. One should consider how the deck will be used and the constant path(s) of travel throughout your deck. Will your deck be multi-level reaching up to second floor elevations, does the terrain require stair sections just to provide access to the deck, house, and property? Do you have elderly family members that frequent your home and have trouble using stairs? A ramp might be a useful and considerate addition to your design.
The balance between budget and usability is key, but keep in mind these necessary components of your deck system all have additional costs associated with them. Building a code compliant and well-crafted set of stairs/ramps require precise calculations and a carpenter well versed in his craft. Stairs constructed out of compliance are one of the most common reasons for a deck failing final inspection resulting in the builder having to remove the stairs completely and start over. This is costly in both time and money. Hiring a professional and knowledgeable builder is key, but a lot of energy goes into building these component and adds to the overall building costs.
Stair Code Compliance
· Stair stringers (framing supporting stair treads and risers) must be a minimum of 2” x 12” pressure treated material.
· Maximum stair step rise: 7 ¾”
· Minimum stair tread: 10”
· No stair single stair rise can deviate from the others by more than 3/8”
· If the total vertical height of a staircase exceeds 12ft, an intermediate landing is required
· If the total span of a staircase is greater than 13’ 3” a intermediate support is required
· Staircase width must be a minimum of 36” in between the handrail/guardrail system
· The width of any landing (bottom or top of staircase) cannot be less than the width of the staircase itself
· At minimum, one side of the staircase must provide a graspable handrail for its entire duration and be constructed in a manner to prevent clothing and other items on a person from being caught and causing a person to fall and result in injury. The guard rail system does not count. An independent grabrail is required.
· Stairways are required to have a light source at the top landing to ensure that stairway is illuminated during low light conditions.
Costs Typically Not Considered By A Client Outside Of Deck Design
1. What is the elevation or height of the finished deck going to be?
This is another fairly straight forward concept but often overlooked. The higher the deck, the higher the costs associated with building. This is due to the structural and safety requirements associated with decks at higher elevations. First of all, any deck 30” above the ground are required to have a railing/guardrail system installed. As you move higher, say to a second-floor balcony or higher deck section the structural columns supporting your deck increase in size and complexity requiring structural engineering and structural bracing to ensure that the deck does not shift and collapse causing costly damage and serious safety concerns.
For Example:
· Supporting posts 0ft-8ft in height require 4” x 4” lumber
· Supporting posts 8ft-14ft in height require 6” x 6” lumber
· Supporting posts 14ft in height and above require structural engineering.
Bracing is required on any column supporting a deck 4 feet above grade. Another consideration when taller decks are required is the need for the construction of stairways to access the ground or lower sections of your deck design. The higher the deck, the stronger the deck framing needs to be to maintain structural integrity and this directly effects material costs and the labor required to install.
2. Soil Conditions and Underground Utilities
Soil conditions are not usually a big concern, however in some parts of the county can become a driving factor of price concerning a decks foundation. Concrete foundation piers anchor your deck firmly in place and are a key part of the structural integrity of your deck system. The installation of these piers requires the excavation and placement of concrete below the ground surface and extend above the ground to prevent water from collecting around your supporting posts. Soil conditions determine the ease in which these piers are installed as well as their structural design.
For example, most of the soil in Nevada County (where our business is located), is red clay with small to medium sized rocks. This is considered the baseline for soil conditions and foundation design. Other areas in the county however, Truckee for example, have little to no soil and piles and piles of boulders. These situations require larger amounts of labor and typically engineering designs for foundation pier connections to these large boulders. Another condition to consider is the weather and temperature conditions which if not taken onto consideration can cause the foundation piers of a deck to shift as the ground moves through dry and rainy seasons as well as ground freezes.
Other factors may include underground utilities that run through proposed deck foundation piers which require relocating and reevaluating the structural design of the piers, posts and beams supporting the deck which result in additional labor, and additional materials. It is always a good idea to evaluate your conditions with your builder prior to receiving your estimate. There are situations where it saves time and money in the long run having a professional locate existing underground utilities including, septic systems, water, gas, electric, irrigation, drainage lines, soil conditions, etc.
Hidden costs that builders either neglect to inform you about, or fail to communicate properly
1. Existing Damage To The Exterior Of Your Home In The Location Of An Existing Deck.
A very common issue that is not anticipated by a client when building a new deck is finding that after you have removed your existing deck there is dry rot and other damage on the exterior wall(s) of your home where the deck connection was made. This can feel like a crushing weight when you have already allocated all of your budget towards the construction of your dream deck. It is important to have money budgeted toward this common issue coming into play.
Whenever you enter into a construction project the primary thought exercise must be to think like water. Water is the enemy of all organic and manmade structures and it never takes a day off trying to erode, saturate, and rot anything that it comes in contact with. When water gets trapped it creates the perfect environment for bacteria and fungus to invade and begin to eat away at the structural integrity of wood and other building products.
The structural framing member that connects a deck to a house is known as a ledger board. It is fastened to the exterior of a home or foundation and is what keeps the deck from pulling away from a structure. It is a critical component of a deck system, however when installed improperly and without foresight into water drainage it becomes the most destructive part of a deck. The use of deck ledger spacers, galvanized flashing, or a combination of the two allows for the water which all decks are exposed, to drain and escape harmlessly to the ground below. This is a necessary part of building a structurally sound deck and protecting your home.
Siding damage from an improperly installed ledger, or one that was allowed to fill up with organic debris can be resolved by replacing full sections of effected siding/trim, or by removing and replacing small sections of siding along with galvanized flashing specifically designed for this application so long as you maintain code requirements. These repairs will need to be primed and painted as well to ensure that the new siding will last when exposed to environmental elements. Don’t be caught off guard with this common problem and make sure that the proper design of the ledger component is installed with this in mind.
2. Property Terrain and Working Conditions
The difference between a homeowner and a builder’s view on property conditions and terrain is generally out of sync. When an experienced contractor visits your home for an in-person consultation, before they even leave their truck, they will be accessing your home and property in many ways that effect the efficiency in which they will be able to perform their services. A contractor will need sufficient space for parking, material deliveries, and concrete truck and pump accessibility. Other considerations include landscaping that will need to be protected from the construction process, unstable working terrains or the need for ladders/scaffolding, etc.
The level of efficiency of a contractor’s ability to perform in concert with the existing conditions of your property have a large role in determining the labor costs allocated to a project. Take the time to look at your conditions and determine potential issues that would inhibit a contractor’s ability to work efficiently. These conditions have a sizeable impact on the amount of time and energy that is required to build your deck.
In the trades these conditions are referred to as the P.I.T.A. factor. Please excuse my crudeness, but this stands for “Pain In The Ass Factor”. From a builder’s perspective this translates into the level of difficulty your situation effects their ability to work safely, efficiently, and in a professional manner. If there are things that you are willing to do to help facilitate your contractor prior to construction, this will result in lower prices. If you do not have the time or the ability to do so, just keep in mind that these conditions do affect the ultimate cost of your project. At the end of the day the more efficient a builder can be, the lower the ultimate costs will be.
3. Building Permits and County Zoning Laws
Ahh, the dreaded building department. Many homeowners have an understandable aversion to the building department. This view can come from several places, whether it be from a prior bad experience in dealing with the building department, hesitation when considering additional costs associated with their project, or even concerns of the discovery of unpermitted work performed in the past. I can sympathize with all of these points of view, however, let me try to change your mind.
The purpose of the Building Department from their perspective is building safety, and homeowner/homebuyer protection. There are standards and structural codes which have been designed and put into place with human safety in mind. The structures that contractors build have many environmental factors that stress and strain them and when built improperly or without the knowledge of these codes and standards fail causing severe destruction, injury, and loss of life. The building department ensures that your project is built within compliance, is structurally sound, and that craftmanship is held to a high standard.
Another function of the building department is planning and zoning. While it can be frustrating not being able to build where and how you want at times, consider one of your neighbors building a structure at your property line causing what you perceive to be an eye sore and increasing noise in your backyard. There are requirements in place concerning property line setbacks, easements, septic tanks and leach fields, etc. that all have a decent intent and reasoning behind them.
They are the oversight to your builder making sure that you don’t have a handyman pretending to be a contractor build you a deck that fails and who does not carry insurance to pay for the damage.
While there is undisputedly some frustrations that go hand in hand when working with the building department, the good outweighs the bad. An experienced builder is familiar with the building department, their codes/requirements, typical stumbling blocks, and their staff and have cultivated a positive working relationship with them. When utilized properly and in good faith the building department has the solutions for the hurdles we must pass through as homeowners and builders alike.
It has been my experience that when dealing with the building department and their staff that they have neither the time or the desire to look for problems that they can cause for homeowners. That being said, their staff and inspectors are people too and when interactions escalate people on both sides become bitter and resentful stressing the necessary working relationship. However, when both parties are polite and business like in their interactions, they share the same goal, the successful completion of your project. Afterall, the Nevada County Building Department staff members (our local building department), are not the ones who put these codes and regulations in place. Their job is to help you navigate your way through them.
One final thing to consider is the position you are putting a builder in when you ask them to perform unpermitted work for you. If a contractor is found performing unpermitted work, the company is fined a minimum of $10,000 and the revocation of their license, the classification that allows them to operate, for a minimum of four years. This means that you are asking them to risk their livelihoods and their ability to operate independently because of your feelings towards the county.
Unless your potential contractor is desperate for work or does not hold a license, a professional and knowledgeable builder will simple not find your proposal worth consideration. When you find a builder who is willing to perform this work and jeopardize their company for a single deck contract, one must consider what other corners they are willing to cut.
My final word on permitting is that while there are costs incurred when going through the proper channels, they are not prohibitive and save you and your contractor worry or concern during the building process as well as if or when you decide to sell your home. A quick visit to the building department will provide you with an estimated costs associated with the permitting process. While you are there it is a good idea to have them look up your property to try to show you any potential issues that you may face and how to work through them.
What Should An Estimate and Building Contract Look Like?
Estimates
· Orderly and Comprehensive
An estimate should be clear and easy to read answering all of your questions and concerns. If items are unclear or need to be expanded, ask your contractor to revise your estimate.
· Scope Of Work
The contractor’s scope of work should be clearly laid out and worded precisely so that you know exactly what you are paying for.
· Exclusions
Exclusions are items specifically listed in an estimate that the contractor has not included in your estimate or areas of work that they are unwilling to perform, that you as the client have designated as not necessary, or areas of the project that are impossible to give an estimated cost for.
· Materials To Be Used
Materials used throughout your projects, manufacturers, colors, etc. all need to be listed to ensure your collective understanding of the materials to be used are in sync.
· Design Layout
A visual representation of the final product. This is important to ensure that the client and builder alike hold the same vision and standards associated with your project. This should be included.
· Fixed Costs
Costs need to be stated plainly and in a manner that does not allow for the increase in price upon completion of your project. At times however, there will be parts of a project that a builder cannot fully anticipate the costs of (example: extent of dry rot visible from a surface level). These items must be listed if applicable with the understanding and acceptance that the risk of additional cost are inherent, the reasoning behind it, as well as the general expectation of rough costs and the process in which these costs will be communicated, discussed, and incurred only by the written approval by the client in the form of a change order.
Building Contracts
· Orderly and Comprehensive
An estimate should be clear and easy to read answering all of your questions and concerns. If items are unclear or need to be expanded, ask your contractor to revise your estimate.
· Scope Of Work
The contractor’s scope of work should be clearly laid out and worded precisely so that you know exactly what you are paying for.
· Exclusions
Exclusions are items specifically listed in an estimate that the contractor has not included in your estimate or areas of work that they are unwilling to perform, that you as the client have designated as not necessary, or areas of the project that are impossible to give an estimated cost for.
· Materials To Be Used
Materials used throughout your projects, manufacturers, colors, etc. all need to be listed to ensure your collective understanding of materials to be used are in sync.
· Finalized Design Layout
A visual representation of the final product. This is important to ensure that the client and builder alike hold the same vision and standards associated with your project. This should be included.
· Breakdown Of Costs
There needs to be a clear picture of where your money is going. This includes labor and material costs, engineering/site-plan drawings, county permits and fees, etc.
· Total Fixed Costs Associated With Your Project
Costs need to be stated plainly and in a manner that does not allow for the increase in price upon completion of your project. At times however, there will be parts of a project that a builder cannot fully anticipate the costs of (example: extent of dry rot visible from a surface level). These items must be listed if applicable with the understanding and acceptance that the risk of additional cost are inherent, the reasoning behind it, as well as the general expectation of rough costs and the process in which these costs will be communicated, discussed, and incurred only by the written approval by the client in the form of a change order.
· Structured Progress Payments
Progress payments are payments made throughout the project at critical phases. The construction process is typically broken into smaller pieces call phases, such as preconstruction/permitting, foundation, framing, stairs, guardrail systems, etc. The typical building contract structures payments in a way that compensates a builder for his time and material investments up to a predesignated phase of a project.
This ensures that both the owner and builders’ risk of lack of payment or performance is limited to incremental fragments rather than lump sums and final products. It is reasonable for a contractor/builder not be burdened with funding the entirety of the costs associated with the construction of your deck; however, the client also needs to feel secure in knowing that the allowance of funds is dependent upon the contractor meeting performance milestones. A clear understanding of the payment schedule and requirements for the drawing of funds is critical for trust and a good working relationship between client and builder.
· Deposits/Retainer
Deposits or retainers are also a reasonable thing for a builder to ask for within their legal limits! Once a builder signs a building contract with you, they immediately begin to incur costs in the form of labor, material purchasing, as well as the loss of potential business due to scheduling your project and pushing off other future projects. This is there way of vetting the client for their dedication of moving forward with a project and not calling the whole thing off. They are asking you if you are committed because they are.
That being said, anyone who engages the services of a contractor need to know that by law they cannot collect a deposit/retainer in excess of $1,000 or 10% of the total costs, whichever is less.
· Change Order Clause
It is not out of the ordinary for a project to change in scope and design, especially if the due dalliance of a decks design is not fully investigated. Perspectives pertaining to the design of the deck can change too as a client begins to see their project come to life in a tangible way and that’s fine, however, there needs to be a plan put in place for how these situations are handled.
A contractor should include a clause in the contract which lays out the conditions and procedure that results from changes made during the construction process. When changes or unanticipated situations arrive, the contractor should stop work and discuss the situation thoroughly with the client and discuss how these conditions or changes are going to affect price, schedule, and the final product.
When both client and builder have reached an agreement on how to proceed, an alteration to the existing building contract known as a change order is properly filled out and signed by both parties. This ensures that all of the changes made throughout the project don’t jump out at the end as a large unanticipated increase in price or change to the finished product. You have to maintain a clear vision of budget and design with your builder at all times, and have it in writing!
· Homeowner Responsibilities
This usually strikes the client as a little odd at first, but let me explain. This is about communication and a clear understanding of what a contractor expects from you to be willing to work with you as well as inform you as to which aspects of the project, he/she will be depending on you to execute.
Builders need to be able to work efficiently and if they show up on the first day of construction to demolish your existing deck and they unexpectedly find all of your personal effects littered across the deck the confusion sets in. Do they expect me to move all of their things for them? Do I charge them for the addition labor? Where is all of this stuff supposed to go? I have a delivery of materials scheduled for 9am and there is no room for the deliveries! Did the client finally pick out the color of decking, I need to place my orders with my vendors! On and On it goes…
Make sure that it is clear what reasonable expectations a builder has for you. These things can be negotiated, but needs to be handled prior to beginning construction. A contractor can perform their best work when things run smoothly and they are not stopping work to locate and discuss the next pressing issue with you. Hash it out before hand and ensure smooth sailing.
· Builder Responsibilities
This is huge! What do you expect from your builder? It needs to be defined and understood by both parties involved. A building contract should clearly define what they are responsible for providing be it labor or materials, prompt arrival times, continued open dialogue, craftmanship expectations, behavior around your family, clean and orderly jobsites, safety concerns, etc. Take the time to fully examine what you expect of your contractor and if its not in the contract, add it in. Most builders want to provide you with quality service, but voicing what is important to you allows a contractor to pay extra attention to those things that you value most and gives them the tools that they need to serve you well.
· Acceptable Working Hours
Clearly define what working hours are acceptable to you. Do you have a H.O.A. that regulates acceptable working times, or other pertinent restrictions? Let your builder know. But please keep in mind that builders and their employees have families of their own that they want to spend time with too, so don’t prevent them from working until 10am simple because you like to sleep in. Find a reasonable middle ground that works for both of you.
· General Overview Of Construction Process
You should know what to expect, especially if this is the first project that you are taking on. There are a lot of moving parts that make up a successful building project and understanding the process will give you a better idea of what to expect. The building contract should provide you with an outline of the process you are collectively about to begin.
· Estimate Of Time Required To Complete
How long is this going to take? You should have a pretty good idea of the duration of your project when it comes to both preconstruction time and the time allocated to complete your project. There should be an estimate of time to complete listed in the building contract. That is not to say that delays never happen, they do, and its not always something that the builder can control. An experienced contractor should be able to provide you with a rough estimate of the time it will take, however material deliveries for a standard product do go on backorder, corrections in the permitting process are common, etc. Instead of judging a contractor simply by these delays, watch and see if they are consistently handling these inevitabilities with diligence and persistence and pushing your project forward to the best of their abilities and constraints all while keeping you up to date and informed.
· Contractor’s License Number (License Check)
Before you sign a building contract perform your due diligence. Is your contractor licensed and is it in good standing. The business’s license number should be listed on the contract, and anyone, at anytime can go on the Contractor State Licensing Board website and check the standing and validity of a contractor’s license. https://www.cslb.ca.gov/OnlineServices/CheckLicense
· Proof Of Liability Insurance
Is your contractor insured? The last thing you want is to hire an uninsured contractor to build you a deck that fails, or have an injury take place on your property and have no financial recourse. It is important and completely reasonable to ask your contractor to provide proof of insurance.
· Proof Of Workman Compensation
Does your contractor carry workman compensation? If a laborer hired by your builder injures themselves working on your property and they are not insured by the contractor, will they come after you for compensation? Protect yourself and verify this with your contractor.
· Applicable Warranty Information
Are the products being installed on your deck project covered by manufacturers warranties? What are the conditions of that warranty? Does your builder provide a labor warranty for their product and if so what are the conditions. This should be clearly defined.
Conclusion
Now that you have the tools necessary, take the time to evaluate your project, your worksite conditions, and what your dream deck looks like. Take a hard look at your financial situation and come up with a realistic budget that will not cause you to have regrets. Most importantly find a local contractor who puts the sales pitch aside and takes the time to help answer all of the remaining questions you have, one who respects your financial constraints, and one who can help create a visual rendering of your project to ensure you both have a clear understanding of the path ahead.
One final thought, anxiety comes from ignorance, and ignorance is simple a lack of knowledge. So, take the time to become informed and the fog of anxiety will lift. Then you can walk confidently into your new deck project excited about what you can create.
Helpful References
Nevada County Deck Construction Guide
Contractor State Licensing Board (License Check Online Resource)
https://www.cslb.ca.gov/OnlineServices/CheckLicense
Our Company Serves Grass Valley, Nevada City, Penn Valley, Auburn, Colfax, and the greater Nevada and Placer County Area