Should I Even Stain My New Deck (BRRRR Property)?

[Alex Chamberlain]

Hello!

I'm trying to decide whether or not I should hire someone to stain the new deck at my rental property.

I recently completed a BRRRR and part of the rehab included completely rebuilding the deck. The new deck was built with pressure treated wood, it's 12x14 with some stairs and cost $5300 to build (had a local one-man contractor do it). As I'm doing more research regarding staining and sealing, I'm realizing these solutions don't last forever. Most videos, websites and stain products advertise that an application should be completed every few years. I'm planning on holding this property long term and I'm not interested in doing anymore of the physical work. Looking for the best business decision.

If I were to hire someone to stain the deck (haven't gotten to actual prices/bids yet) I assume it would be at least $1500 to whatever one would care to spend.  If I paid someone maybe $2000 to stain it and listened to the recommendations about staining it every couple of years, you can see how this just doesn't seem to make financial sense.  I have a few potential options I'm thinking about, but not sure what would be best.

Option 1: Don't stain the deck.  Don't stain it ever.  Just know in 30yrs it's going to be in rough shape and will likely need to be replaced again.  At that time it will cost more, but I wouldn't have spent anything on maintenance over the years.

Option 2: Stain it once upfront and not touch it again for say another 10yrs.  Perhaps some stain/sealant is better than nothing.  Perhaps stain/sealant can actually last longer than a few years (obviously those companies tell you that their product should be applied often $$$).

Option 3: Let it go for maybe 5yrs until it starts looking rough.  Do a full prep and application at that point.  Continue with that process until it becomes an eye sore or takes away from the property...perhaps another 10yrs down the road.

Interior of this property is nice (e.g. quartz, LVP etc.).  Tenants are top-notch but not demanding.  I think it would take a lot of deterioration in any aspect of this property before rent prices and rentability diminish.

Would love to hear some different thoughts on this situation.

Thank you!