How Much to Budget for Deck Repairs, Footing Fixes, and Reinforcement of Rotting Wood
Decks in Atlanta take a beating. Sun bakes the boards most of the year. Storms drop heavy rain in short bursts. Humid nights keep framing damp. Soil shifts with red clay and fill dirt from older subdivisions. If you own a deck in Atlanta, GA, you’ll face maintenance and, sooner or later, structural deck repair. The good news: with the right plan and a realistic budget, you can extend the life of your deck and avoid the kind of emergency that forces a full replacement.
At Heide Contracting, we repair decks from Buckhead to Decatur, from Sandy Springs to East Point. We see patterns. We track typical costs. We know where money is well spent and where it’s wasted. This article breaks down the real numbers for three core issues: general deck repairs, footing fixes, and reinforcement of rotting wood. It also explains how Atlanta-specific factors affect pricing. If you want straight talk so you can make a solid decision, read on.
What drives cost in Atlanta
The same square footage can cost differently in Midtown and in Marietta because of access, permitting, and site conditions. Soil, grades, and older code work on many ‘90s decks also matter. In our experience, five factors set your final bill:
- Structural scope: cosmetic board swaps cost far less than replacing a beam or adding new footings.
- Access and height: a walkout deck over a flat yard is faster to repair than a deck three stories up over a sloped lot.
- Moisture history: long-term water intrusion leads to hidden rot at ledger boards, posts, and beams.
- Material choice: pressure-treated pine is cheapest; upgraded fasteners, newel hardware, and composites raise the cost.
- Permits and inspections: structural work usually needs a permit in the City of Atlanta and surrounding jurisdictions.
Those variables are predictable once we inspect the deck. We start with a 45 to 60 minute structural assessment, check all connections, measure spans, and test posts and ledgers. That inspection lets us put real numbers on paper instead of guesses.
Typical price ranges for common deck repairs
Costs below reflect what we see on structural deck repair projects in the Atlanta metro area. Every deck is different, but these ranges will help you plan.
Minor surface repairs often land between $350 and $1,200. That includes swapping a few cracked boards, resetting loose rails with new lag screws, or replacing corroded joist hangers on a small section. These are tune-ups. They prevent bigger problems but don’t change the structure.
Moderate repairs usually fall between $1,200 and $3,500. Think reinforcing a soft joist with a sistered member, replacing a short beam span with proper posts and hardware, or re-flashing and re-sealing a ledger where water intrusion started. This level stops ongoing deterioration.
Major structural deck repair ranges from $3,500 to $12,000+. Here we’re talking replacement of multiple beams, new posts and footings, full ledger removal and rebuild, or reframing a section with modern connectors. Multi-level decks, steep slopes, and poor access can push to the upper end.
If a deck is past the point of safe reinforcement, a full frame rebuild under existing surface boards can cost $12,000 to $25,000 depending on size and height. A full demo and rebuild, including new surface and rails, runs higher. We raise this only when repair math stops making sense.
Footing fixes: real numbers and what influences them
Footings fail for three main reasons in Atlanta: shallow depth, improper size for the load, or rot/movement at the post-to-footing connection. Older decks often sit on undersized pads or blocks. Some posts were set directly in soil, which traps moisture and accelerates decay.
A standard footing repair or addition costs $600 to $1,200 per footing for most ground-level to mid-height decks. That includes excavation, sonotube or forming, rebar, concrete, and a proper post base connector. If we need to support the deck temporarily with shoring, factor another $200 to $400 per area supported.
Tall decks or sloped lots raise costs. A footing install on a steep grade with three-story posts can run $1,200 to $2,000 each due to staging, deeper excavation, and more concrete. If we need an engineered design because of span or soil concerns, design fees add $300 to $800 for calculations and stamped drawings.
We also see movement from expansive clay. Where soil tests indicate poor bearing, we might recommend larger diameter footings or belled bottoms. That adds concrete volume and labor, which can increase each footing by 25 to 40 percent. It’s a fair trade for long-term stability.
Reinforcing rotting wood: what can be saved and what must go
Rot hides where water sits. deck post restoration near me Ledger boards without metal flashing rot from the top down. Posts sitting in soil rot from the bottom up. Beams rot from sustained leaks or from trapped water at the connection to posts. Many homeowners first notice spongy deck boards, but surface rot often trails deeper rot beneath.
Sistering a joist with new pressure-treated lumber (usually southern yellow pine) costs $250 to $450 per joist, including demolition of the affected decking to gain access and installing proper hangers. This works when the rot is localized and the remaining wood is sound enough to carry load with the new member. We mark and test rather than guess.
Replacing a beam segment typically runs $800 to $2,500 depending on span, height, and the need for temporary shoring. Often we upgrade to a built-up beam with appropriate Simpson hardware and through-bolts. When posts are suspect, we replace those at the same time to avoid throwing good money after bad.
Full ledger replacement with new flashing and fasteners often falls between $1,800 and $4,500, depending on length and access. In older intown neighborhoods with brick veneer, cutting and re-flashing correctly takes time. For fiber-cement siding, we remove and reinstall sections to avoid hidden moisture traps. We never bolt a ledger to rotted or unidentified framing. If the home’s rim joist is compromised, we coordinate interior access and repair.
Railing posts that mount to the rim and pick up water are common rot points. Reinforcing or replacing posts with through-bolted connections and blocking costs $150 to $300 per post, depending on the finish work needed to reinstall fascia and rails.
How age, code, and neighborhoods affect scope
Decks built before the 2015 code cycle often lack modern connectors and lateral load devices. In neighborhoods like Virginia-Highland, Grant Park, and older parts of Smyrna, we see decks that rely on nails at critical joints. Nails work loose over time. When we step in for structural deck repair, we add proper hardware to bring connections up to current standards.
In subdivisions from the late ‘90s through early 2000s across Roswell, Alpharetta, and Lawrenceville, we often see undersized beams for extended spans and high decks with shallow footings. The decks stood for years, but rain cycles and soil settlement caught up. These projects often benefit from a few new footings, post replacements, and beam upgrades rather than full rebuilds.
City of Atlanta permitting typically applies to structural changes: new footings, beams, or ledger work. We handle drawings and submissions. Permit fees and inspections add time and a few hundred dollars to most structural projects, but they also add accountability. In some cases, inspection discoveries prevent a failure later. We see that as money well spent.
The inspection process that protects your budget
We like to open what needs opening and stop where it makes sense. A structured inspection helps prevent creep.
We begin with a structural walkthrough. We probe posts at grade and at bases, look for rust trails on hardware, check for sagging beams, and measure joist spans to see if they match modern tables. We test the ledger with through-bolt verification where accessible. If the deck rails feel loose, we look for lag screws versus structural bolts.
Then we open a small exploratory area. One or two deck boards come up to view joists and flashing. This small opening often reveals whether sistering will work or if more aggressive replacement makes sense. For tall decks or complex frames, we sometimes use borescopes to reduce demolition.
From that, we present two or three options. For example, a homeowner in Kirkwood had soft deck boards and a slight bounce mid-span. Option one was a quick sister on three joists and a new mid-span beam with two footings, about $3,100. Option two added a ledger re-flash and a pair of lateral load connectors, landing at $4,200. They chose option two. Two years later, no bounce, no water trails, and paint still clean at the siding cut.
Sample budgets for real-world scenarios
A small, low deck in East Atlanta Village with five rotted deck boards and two soft joists might come in around $1,000 to $1,800. That covers board replacement, two joist sisters, and new hangers with corrosion-resistant fasteners. No permit needed in most cases because we’re not changing the structure.
A mid-height deck in Sandy Springs with a bouncy feel and a slight tilt at one corner often needs new footings and a beam upgrade. Two new 18-inch diameter footings, new post bases, one built-up beam of two or three 2x10s, hardware, and staging can total $3,800 to $6,500 depending on access and height.
A tall deck in Decatur, 12 to 14 feet off grade, with ledger rot and a wobbly rail, may require a full ledger replacement with flashing, reinforcement of six railing posts, and the addition of lateral load devices. Expect $3,500 to $7,500. If posts show decay at bases, add $600 to $1,000 per post for replacement with new concrete connections.
A multi-tier deck in Brookhaven with widespread rot along beams and posts and undersized footings needs a bigger plan. Replacing four posts, installing four new footings, swapping two beam runs, and re-anchoring the stairs can land between $9,000 and $14,000, based on height and the need for temporary shoring.
A full structural frame rehab under salvageable composite decking in Alpharetta can run $14,000 to $22,000. Salvaging composite saves on surface material but increases labor to pull and re-install without damage. We often advise whether salvage makes sense based on the fastener system and condition of the boards.
Material choices that pay off in Atlanta’s climate
Pressure-treated southern yellow pine remains the backbone for framing. We use it when budgets matter and where the deck can dry well. For hardware, we prefer hot-dip galvanized or stainless in coastal or high-exposure spots. Atlanta isn’t coastal, but wind-driven rain and UV degrade standard coatings faster than many expect.
For posts, we set above grade on metal bases that isolate the wood from concrete. This detail reduces wicking and extends post life by years. Using a simple, code-compliant post base costs more than dropping a post in a hole but saves money long-term.
Flashing the ledger with metal flashing and a self-adhered membrane is non-negotiable. In brick veneer walls, we often add a drip edge and weep path to protect the brick. We never rely on caulking alone.
Composite decking doesn’t fix a bad frame. If your framing is marginal, putting composite on top can hide symptoms until the structure fails. We’ll tell you when a composite resurface makes sense and when framing upgrades must happen first.
Timeline and scheduling around weather
Most small to moderate repairs wrap in one to three days. Footing work often needs a return visit after concrete cures, especially for tall decks where we don’t load posts early. Major structural deck repair can span three to seven working days, longer for complex geometry or multi-tier setups.
Summer storms delay concrete and paint, while winter cold slows cure times. We schedule footing pours early in the day for the best set. In shoulder seasons, we can move faster and keep costs steady. If you have a party planned, give us a two to four week window, and we’ll build around your date.
Safety red flags that can’t wait
Some issues demand quick action. If you see a gap between the deck and the house, rust stains under the ledger, posts that shift by hand, or a beam that has a noticeable sag, call a pro. Stair wobbles under load also point to missing blocking or failed connections. We keep emergency slots open for these problems because delays raise both risk and cost.
How we quote and keep surprises off your invoice
Transparent pricing starts with a written scope that matches the inspection. We draw the repair areas, list hardware, and define any allowances, such as decking removal and re-install limits. If we uncover hidden rot beyond the defined area, we show photos and put a change price in writing before moving forward. Homeowners appreciate this, and it avoids scope creep.
We also group work when possible. If two posts share one beam and one post shows early rot, we price both. Mobilization, shoring, and beam handling happen once, which saves labor. Bundling these items typically trims 10 to 20 percent compared to two separate visits.
Atlanta neighborhoods and access notes
Tight alley access in Midtown and Old Fourth Ward can limit material staging. We plan for hand-carries or smaller loads to protect landscaping and reduce disruption. In cul-de-sacs in Johns Creek or Milton, access is easier and speeds work.
Historic districts may require additional approvals if we alter visible elements like rails and fascia. We handle the paperwork and keep design choices in line with local guidelines while bringing structure up to code.
DIY versus professional structural work
Homeowners with tools can swap a few surface boards, reseal fasteners, or add simple blocking. Structural work is a different category. Ledger connections, new footings, beam replacements, and rail post reinforcement affect safety and liability. Atlanta inspectors are helpful but expect code-level details. If a repair involves load paths or concrete, hire a contractor. The savings from DIY vanish if a failure leads to injury or a forced rebuild.
What a realistic budget looks like for your deck
If your deck is 12 by 16 feet, 3 to 5 feet off the ground, and about 15 years old with average wear, plan for a $1,500 to $3,500 maintenance cycle every three to five years. That covers deck board replacements, hanger swaps, and small sistering tasks. If your deck is taller or shows water staining at the ledger or beam connections, budget $3,500 to $8,000 over a similar horizon for structural reinforcement and footing work.
For homeowners who just bought an older house in neighborhoods like Morningside or Chamblee and inherited a neglected deck, set aside $6,000 to $12,000 to bring framing and footings to a safe, code-compliant baseline. That investment usually extends the deck’s service life long enough for you to plan a future full replacement on your terms.
How to prepare for a repair visit
A little prep keeps labor focused on the work. Clear furniture and planters from the deck. Trim shrubs around post bases so we can inspect and work. If pets use the yard, secure them on workdays. Share old permits or inspection notes if you have them. If you suspect electrical or gas lines near footings, tell us before we dig. We call in locates when needed, which can add a few days.
Why structural deck repair beats waiting
Delaying small fixes turns into beam and ledger failures. A $400 hanger and joist repair can become a $3,000 beam job after one wet winter. Footings that tilt a half inch this year can drift more after summer storms. Acting early keeps you in control of cost and timing.
We also see the insurance angle. Claims adjusters look for maintenance. If a deck collapses and records show ignored rot or missing hardware, coverage questions follow. Documented repairs with photos and permits strengthen your position.
What you get with Heide Contracting
You get a local team that works on structure first. We use straight talk, photos, and clear scope. We’re comfortable with permitting in the City of Atlanta, DeKalb, Fulton, Cobb, and Gwinnett. We carry the right hardware on the truck so repairs don’t stall. We clean up daily and protect landscaping. Most importantly, we build repairs that last in our climate.
If your deck feels bouncy, sags near the house, or shows rot, we can inspect this week. Expect a written quote with line items for structural deck repair, footing fixes, and reinforcement of rotting wood. You will know the numbers and the path forward.
Ready for numbers specific to your deck?
Tell us your neighborhood, deck size, and height. Share a couple of photos of the ledger area, post bases, and any soft spots you’ve noticed. We’ll respond with a ballpark range and an inspection time. From there, you decide how far to go and when to start.
Heide Contracting serves Atlanta, GA and nearby communities. Whether you’re in Buckhead, Decatur, Smyrna, Roswell, or East Point, we handle the structural work that keeps your deck safe and serviceable. Book your inspection today, and let’s make a smart plan that fits your budget and timeline.
Heide Contracting provides structural renovation and construction services in Atlanta, GA. Our team handles load-bearing wall removal, crawlspace conversions, basement excavations, and foundation wall repairs. We specialize in masonry, porch, and deck structural fixes to restore safety and improve property value. Every project is completed with attention to structural strength, clear planning, and reliable service. Homeowners in Atlanta trust us for renovations that balance function with design while keeping integrity as the priority.