Existing upper deck — field documentation

Project proposal

Deck rebuild

DCM Outdoor · Charleston, SC

Multi-Level Deck Rebuild

Selective demolition at the pool side, disposal, and full replacement of decking, stairs, and guardrails on the remaining structure — built on existing framing where sound.

Prepared for: [Client name]
Property: [Street address · 29403]
Proposal date: July 17, 2026
Proposal #: DCM-2026-____

charlestonoutdoorliving.com · 843-270-2043 · hello@charlestonoutdoorliving.com · SC Contractor License #[____] · COI on request

01 Site conditions

Multi-level deck rebuild
[Client · Address]

What we observed

Multi-level pressure-treated wood deck with landings, multiple stair runs, and guardrails with square balusters. Field documentation (July 2026) includes on-site measurement and a three-person walkthrough.

Finish failure Solid reddish-brown coating is peeling across decking, rails, and posts; exposed wood is greyed with dark moisture staining on many boards.

Safety Failed stair guard (split/rot at handrail), tread edge damage, and auxiliary metal handrail on one stair run to be removed with rail rebuild.

Pool area Lower pool-adjacent platform remains in scope for selective removal and disposal (see prior site photos in appendix).

Approach. Remove and dispose of the pool-adjacent deck section as agreed. Replace all remaining deck boards, stair components (stringers and treads), and complete guardrail systems. Retain existing posts/beams/joists where probe confirms sound wood; rotted framing priced separately before work proceeds.

Site documentation — field visit (July 2026)

Upper deck at French doors — Upper deck (~16′×10–12′ field est.) — full board replacement.

Stairs and crew on site — Stair run (~10–12 treads) — layout measured on site.

Landing and guardrails — Landings & guards — full rail system replacement.

Multi-level deck and stairs — Multi-level connections — landings and secondary stair flights.

02 Scope of work

Scope · Production · 3-person crew

Failed stair guardrail — Documented guard failure — replace posts, rails, and balusters.

Damaged stair treads — Tread rot and fastener corrosion — new stringers/treads.

Joist underside — Framing inspection after demo — joist tape on re-deck.

Included

Demolition & disposal — Remove pool-side deck/rail section; remove all existing decking, stair treads/stringers, and guardrails on remaining levels; load-out to roll-off.
Deck surfacing — Install new PT decking (~260 SF total remaining field; upper platform ~190–200 SF per field measure) on existing joists; ACQ-rated fasteners; joist tape at tops.
Stairs — Rebuild stair runs (approx. three flights): new stringers, treads, and connections.
Guardrails — New posts, top/bottom rails, balusters, and caps (~140–170 LF, verified); typical residential guard height and baluster spacing.
Logistics — Material delivery, jobsite protection at house doors/patio, sweep and punch list walkthrough.

Excluded

Full structural rebuild (beams, joists, ledger, footings) unless listed in change order
Replacement of 6×6 carrying posts unless found unsound on inspection
Permit/engineering fees (if required by jurisdiction)
Stain/paint (optional add-on below)
Pool, electrical, or plumbing work
Hazardous material testing or abatement

Schedule. Approximately 7–8 working days on site with a 3-person carpentry crew, weather and material lead time permitting.

03 Material plan

Lowe's order · Exact budget

Lumber order

Pricing per Lowe's list (29403). Estimated 9% SC sales tax on materials.

Material	Qty	Unit	Extended
5/4×6×10 PT deck boards	58	$9.28	$538.24
2×4×12 PT lumber	9	$10.38	$93.42
2×12×12 ground-contact PT lumber	5	$37.08	$185.40
2×6×12 PT lumber	5	$14.58	$72.90
4×4×8 ground-contact PT posts	8	$10.48	$83.84
2×2×36 PT balusters	75	$1.78	$133.50
Lumber subtotal			$1,107.30
Estimated 9% tax			$99.66
Lumber total			$1,206.96

Fasteners & project supplies

Item	Qty / note	Budget
3″ ACQ-rated deck screws, 5-lb boxes (Deck Plus ~$29.98/box)	3	$89.94
Exterior structural screws	2 boxes	$94.00
Butyl joist tape	250 LF	$100.00
½″ galvanized bolts, washers & nuts	20 sets	$60.00
Post tension ties / connectors	8	$120.00
Exterior rail brackets / connectors	Allowance	$60.00
End-cut wood preservative	1 gallon	$35.00
Exterior construction adhesive	6 tubes	$44.88
Demolition saw-blade packs (DeWalt 16-pc ~$19.98)	2	$39.96
Hardware subtotal		$643.78
Estimated 9% tax		$57.94
Hardware total		$701.72

Working material total	Total
Lumber and balusters (incl. tax)	$1,206.96
Hardware and supplies (incl. tax)	$701.72
Current material budget (calculated)	$1,908.68
Purchasing budget carried on job — rejected boards, missing connectors, incidentals	$2,150.00

Not included in material budget: dumpster, delivery, electrical materials, stain/finish, and concealed framing repairs (change order if required).

Framing allowance (change order if needed)

Allowance item	Included	Each additional
Joist replacement	Up to 2	$____ / joist
6×6 post replacement	0	$____ / post
Extra dumpster pull	0	Cost + $____

04 Investment

Fixed price · Valid 30 days

Proposal summary

Fixed-price proposal for labor, disposal, and delivery per scope above. Material purchasing budget: $2,150.00 (Lowe's lumber/hardware per page 3 — calculated $1,908.68 + buffer for rejected boards and incidentals). Dumpster, delivery, stain, and hidden framing repairs are separate lines below.

Line	Description	Amount (USD)
1	Selective demolition — pool-side removal; remove all existing decking, stairs, and guardrails on remaining structure; load-out	$________
2	Disposal — 15 yd roll-off (delivery, pickup, dump fees)	$________
3	New deck surfacing — PT decking on existing framing (~260 SF field)	$________
4	New stair construction — stringers, treads, fasteners (approx. three runs)	$________
5	New guardrail system — posts, rails, balusters, caps (~140–170 LF)	$________
6	Materials — lumber, balusters, fasteners & supplies (Lowe's purchasing budget; see page 3). Calculated $1,908.68; $2,150.00 carried on job.	$2,150.00
Total investment (PT, natural — no finish coat)		$________

Optional add-on

Option	Description	Amount (USD)
A	Clean, prep, and apply two coats exterior solid/semi-solid stain (color TBD after sample)	$________

Payment terms

____% deposit at acceptance (materials + dumpster scheduling)
Balance due at substantial completion and walkthrough

Warranty

[e.g. 1-year workmanship on carpentry installation; manufacturer terms on materials.]

05 Terms & acceptance

Authorization

Terms

Proposal valid 30 days from date above. Work scheduled after signed acceptance and deposit.
Hidden rot, insect damage, or failing framing not visible during initial walkthrough will be documented with photos and quoted via change order before additional work.
Homeowner maintains access to the work area and keeps pool/patio zones clear during demolition and delivery.
Color/finish (if Option A) requires written approval before top coats.
Changes to layout, size, or spec require a written change order and may affect price and schedule.

Client authorization

I accept the scope, investment, and terms of this proposal.

Signature

Print name

Date

DCM Outdoor

[Authorized representative]

Signature

Print name

Date

Appendix — pool-side & prior documentation

Pool-adjacent deck — Pool-adjacent section — selective demo & disposal.

Deck from patio — Lower patio context — staging & protection.

Deck surface prior photo — Surface condition — coating failure prior to rebuild.