Residential Deck Build

This proposal covers construction of a {{deck_sqft}} sq ft residential deck at {{client_address}}. Scope includes:

Footings & framing

• Layout and excavation for concrete footings per local frost depth requirements

• Pour concrete footings with galvanized post bases (Simpson ABU or equivalent)

• Ledger board attached to house rim with through-bolts and flashing per IRC R507

• Pressure-treated framing (joists, beams, rim) per structural code; joist hangers galvanized or stainless

• Integrated blocking for stair stringer attachment and railing posts

Decking

• Install {{deck_material}} decking boards with hidden fastener system on composite, stainless screws on wood

• Picture-frame perimeter; mitered corners where specified

• Fascia to cover rim joists

Railing & stairs

• {{railing_type}} railing system; posts anchored per manufacturer specs

• {{stair_count}} stair run(s) with pressure-treated stringers, composite treads and risers matching deck material, code-compliant graspable handrail

Closeout

• Rough inspection (if required by AHJ) and final inspection

• Cleanup of job site; haul away all construction debris

Estimated duration: 1–2 weeks from permit issuance to substantial completion.

• **Day 1:** Layout, utility locate (811), excavation

• **Days 2–3:** Concrete footings; cure time per local requirements

• **Days 4–6:** Framing and ledger install; rough inspection

• **Days 7–9:** Decking install

• **Day 10:** Railing and stairs

• **Day 11:** Final inspection and cleanup

Start date: {{start_date}}. Completion: {{completion_date}}. Weather delays may extend schedule; work is not performed during rain or temperatures below 40°F for concrete pours.

Total contract price: {{total}}

Fixed-price with a simple three-draw schedule:

• **Deposit: {{deposit}}** — at signing (reserves start date and covers material order)

• **Framing complete: 50% of balance**

• **Final: 50% of balance** — upon completion and walk-through

Draws invoiced same-day at milestone; due within 3 business days given short project duration.

Invoices are due upon receipt. Payments more than ten (10) calendar days past due accrue a service charge of one and one-half percent (1.5%) per month on the unpaid balance, or the maximum rate permitted by law, whichever is less. {{contractor_name}} reserves the right to stop work and preserve lien rights if any progress payment is not received within five (5) business days of the due date. All retained mechanic's lien, stop notice, and bond rights under applicable state law are preserved.

The following items are specifically NOT included in the contract price and are the responsibility of {{client_name}} unless added by written Change Order:

• Permits, plan-review fees, and jurisdictional inspection fees unless explicitly itemized above

• Repair or remediation of pre-existing code violations discovered during the work

• Asbestos, lead paint, mold, or other hazardous material abatement

• Structural engineering, architectural drawings, or third-party design services

• Finish selections, fixtures, or appliances not listed in the itemized scope

• Work on concealed systems (electrical, plumbing, HVAC, framing) beyond the points of connection identified

• Landscaping restoration beyond returning disturbed areas to rough grade

• Post-completion cleaning beyond construction broom-clean

• Removal of existing deck or concrete patio (priced separately; typically $1,200–$3,500)

• Electrical work (deck lighting, outlets) priced by licensed electrician under separate contract

• Under-deck drainage systems (DrySpace, Trex RainEscape) unless itemized

• Privacy screens, pergolas, or built-in benches

• HOA approval process and associated fees

This proposal is based on the following assumptions. If any assumption is incorrect, the contract price and schedule are subject to adjustment by Change Order:

• Site access is available during normal working hours (7am–5pm, Monday–Saturday)

• Adequate parking is available within 100 feet of the work area

• Electrical power and potable water are available on-site at no cost to contractor

• Existing structural elements, waste lines, water supply, and electrical service are in serviceable condition unless noted

• {{client_name}} will remove personal property, artwork, and valuables from the work area prior to start

• Work is based on a single mobilization; re-mobilization required due to delays outside contractor's control will be billed at current rates

• Frost footings meet local IRC minimum depth (typically 12"–42" depending on jurisdiction)

• Existing house rim is structurally sound for ledger attachment; alternative free-standing deck priced separately

• Soil is free of buried debris, large rocks, or utility conflicts that would require over-excavation

Any modification to the scope, specifications, materials, or schedule set forth in this agreement must be authorized in writing as a Change Order signed by both parties before the work is performed. Each Change Order will describe the modified scope, any adjustment to the contract price, and any impact on the schedule. Verbal instructions do not modify this agreement. Additional time and cost associated with unforeseen conditions — including but not limited to concealed rot, asbestos, mold, faulty prior installation, unmarked utilities, or code-required upgrades triggered by the work — will be documented as a Change Order and billed at the rates stated in this proposal or at {{contractor_name}}'s then-current published labor rates, whichever is in effect at the time the condition is discovered.

{{contractor_name}} warrants the workmanship of the installed work for a period of one (1) year from the date of substantial completion. Manufacturer warranties on materials and equipment pass through to {{client_name}} as provided by the manufacturer and are the exclusive source of any material warranty. This warranty does not cover normal wear, abuse, neglect, acts of God, subsequent work performed by others, damage from settlement or movement of the building, or modifications to the installed work performed without written consent. To make a warranty claim, {{client_name}} must notify {{contractor_name}} in writing within thirty (30) days of discovering the alleged defect and allow reasonable access to inspect and repair.

This proposal is valid for 30 days from the proposal date ({{proposal_date}}). Pricing is subject to change after that date due to material market fluctuations and scheduling availability. Acceptance requires signature below and receipt of the deposit amount stated in Payment Terms. Upon acceptance, this proposal, together with any attached specifications and subsequent written Change Orders, constitutes the complete agreement between the parties and supersedes any prior oral or written discussions.

**{{contractor_name}}** — License {{contractor_license}}

By: ________________________ Date: ______________

Print Name: ________________________

**{{client_name}}** — Owner / Authorized Representative

By: ________________________ Date: ______________

Print Name: ________________________

Property Address: {{client_address}}