What the deck is this?

[Dan V.]

Hope the title gets some attention! :) I am about to close on a property to fix and flip. The inspection report came back and labeled the deck as "poor" condition (but not included in the "safety hazard" list) and my inspector said the deck boards and railings need to be replaced, which my contractor then quoted $3800 for the job. The comps used on the appraisal do not have decks and so I'm wondering if I should just only pressure wash it or clean it, instead of repairing it. What would you recommend if you are in my situation? I appreciate any input. 

[JD Martin]

Thoughts:

1. From the pictures that deck looks to be about 8x12 or maybe 10x12/10x14. $3800 to rehab a deck that size is insane. I don't know where your house is, but I had a 12x16 built earlier this year for about $1500 (TN), materials included, from scratch, ground level so no railings. A basic railing and lattice work would have added another $500 to that. 

2. From the pictures I don't see any rot. I see a deck that needs to be pressure washed and has some moss growing on it. 

3. If the framing is solid you pop off the old 5/4 deck boards (or 2 bys if that's what they are) and just replace those. Lumber is expensive right now but this is a pathetically easy job, any monkey with a hammer, pry bar, and saw could do it. 

4. What I see in that report is boilerplate inspector language from an inspector not willing/going to take the time to do a couple of screwdriver tests. "moisture damage and/or wood rot". Well, which is it man? 

I think you need to look at this a little deeper. If you are in the same town this should be simple. If not you need eyes that don't belong to your contractor.