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Deck Design Checklist

January 24, 2026 by waveoutdoors

Homeowner reviewing deck design plans and checklist with contractor

Planning Guide

Deck Design Checklist: Questions to Answer Before You Get Quotes

The difference between receiving three confusing, incomparable deck proposals and three clear, honest bids? Answering the right questions before you ask for quotes. This comprehensive checklist walks you through every decision that affects your deck's design, materials, and cost—so contractors can give you accurate numbers and you can compare proposals confidently.

By Wave Outdoors Landscape + Design

Why This Checklist Matters

Get bids based on the same scope so you can compare apples-to-apples
Avoid change orders and surprise costs during construction
Help contractors understand exactly what you need upfront
Make confident decisions about where to spend and where to save

Why Most Deck Quotes Miss the Mark

You send three contractors the same basic request: "I want a deck, about 16×20 feet, composite material." You get back three wildly different proposals—one for $18,000, one for $28,000, and one for $35,000 that doesn't include railings.

The problem isn't the contractors. It's that dozens of decisions affect scope and pricing, and most homeowners haven't made them yet.

Do you need stairs? How many? What railing style? Lighting? Is the ground sloped? Will you need footings below frost line? Built-in seating? Privacy screens? Each answer changes the proposal significantly.

The Core Problem:

Without clear specifications, contractors must make assumptions—and each makes different ones. This makes comparing bids nearly impossible and sets you up for mismatched expectations, budget overruns, and project delays.

The solution:

Work through this checklist before requesting quotes. You'll make clearer decisions, contractors can provide more accurate numbers, and you'll avoid mid-project surprises that blow budgets. This approach typically saves homeowners 15-20% by eliminating change orders and ensuring accurate initial pricing.

Complete Deck Planning Guide: Table of Contents

Working With Contractors:

Quote Readiness Checklist to Share
What to Ask Contractors to Include
Common Bid Comparison Mistakes
What Happens After You Request Quotes
Ready to Get Accurate Quotes?

Pre-Quote Decision Checklist

Answer these questions before contacting contractors. You don't need final answers to everything, but clarity on most items will dramatically improve the quality of bids you receive.

Estimated time to complete: 45-60 minutes. Consider walking your property, measuring existing furniture, and taking photos as you work through each section.

How Will You Actually Use This Deck?

Function drives every other decision. Be specific about activities, furniture, and who uses the space. A deck designed for intimate morning coffee feels completely different from one built for weekend barbecues with 20 guests.

Key Questions to Answer:

Primary activities: Dining? Grilling? Lounging? Kids playing? Hot tub? Outdoor kitchen? List all activities in priority order.
Typical group size: Family of four? Regular hosting for 12+? Intimate gatherings of 6-8? Maximum capacity you'd ever need?
Must-have vs nice-to-have: What's non-negotiable? What can wait for phase two? Be honest about priorities to avoid budget creep.
Pets and children: Does railing need tighter spacing for small pets? Durable surface material for active kids? Gate access for safety?
Seasonal use: Spring through fall only? Year-round with heaters? Snow clearance considerations? Chicago winters demand specific design choices.

Pro Tip: The Furniture Test

Before deciding on size, measure your existing outdoor furniture (or furniture you plan to buy). Lay it out on the ground with painter's tape to visualize spacing. Can people walk comfortably around the table? Is there room to pull chairs out? This simple exercise prevents "too small" regrets.

Chicago-Specific Consideration: If you'll use the deck into fall, factor in space for a fire pit or outdoor heater. These features require proper clearances and affect overall layout significantly.

What Are Your Site Realities?

Site conditions directly affect complexity, materials needed, and total cost. A deck on flat, dry ground costs significantly less than one requiring extensive grading, drainage solutions, or deep footings for frost protection. Walk your yard and note these factors carefully.

Critical Site Assessment Points:

Slope and grade: Is the yard level or sloped? Does water flow toward or away from the house? Use a level and measure drop over 10 feet to quantify slope.
Door threshold height: How high off the ground is your door? Comfortable step-down (6-12 inches) or significant drop (24+ inches)? This determines deck height.
Drainage and water flow: Where does rain go now? Puddles? Downspouts nearby? Take photos after heavy rain to document problem areas.
Access for equipment: Can excavators/trucks reach the build site? Fence gates wide enough (typically need 4+ feet)? Narrow side yards that limit equipment?
Underground utilities: Call 811 (JULIE in Illinois) to mark electric, gas, water, sewer, cable lines—mark for excavation safety. Do this even before getting quotes.
Trees and roots: Large trees near footings? Root systems to work around? Shade patterns throughout the day? Consider future growth too.

Chicago Climate Considerations

Frost line depth: In the Chicago area, footings must extend 42 inches below grade to prevent frost heave. This is non-negotiable and significantly affects foundation costs compared to warmer climates.

Drainage is critical: Spring thaws and heavy summer storms mean proper drainage planning is essential. If water pools near your foundation or planned deck location, address it during construction—not after.

Snow load matters: If you're adding a pergola or roof structure, it must be engineered for Chicago snow loads (25-30 pounds per square foot). Mention this upfront so contractors design appropriately.

What Size and Layout Do You Need?

Think furniture-first, not dimensions-first. A deck that fits your dining table, grill, and conversation area comfortably is the right size—regardless of whether that's 200, 300, or 400 square feet. Arbitrary size goals often result in decks that feel cramped or wastefully oversized.

Layout Planning Essentials:

Furniture footprint: What pieces go on the deck? Measure them. Add circulation space around each (minimum 3 feet for walkways, 4 feet for high-traffic areas).
Zones and functions: Separate dining and lounging areas? Dedicated grill station? Built-in seating reducing furniture needs? Define each zone with approximate dimensions.
Traffic flow: How do people move from door to stairs? Around furniture? To grill? Avoid bottlenecks. Main pathways should be 3-4 feet wide.
Grill placement: Against railing? Freestanding? Gas line connection or propane tank? Ventilation and clearance requirements (typically 3 feet from house, 10 feet from property lines)?
Storage needs: Cushions? Grill cover? Pool toys? Kids' outdoor toys? Built-in bench storage or separate shed access? Plan for 15-30 cubic feet minimum.
Future expansion: Planning to add a pergola, privacy wall, or extend later? Design framing to accommodate it now—retrofitting costs significantly more.

Size Planning Rules of Thumb

Dining for 6-8 people: Minimum 12×12 feet (144 sq ft) for table and circulation only—add 50% more if combining with other functions.

Conversation/lounge area: 10×12 feet (120 sq ft) for sectional or multiple chairs with coffee table.

Grill station: 4×6 feet (24 sq ft) for grill plus prep counter/landing space.

Total typical family deck: 16×20 feet (320 sq ft) comfortably accommodates dining for 8, lounge seating for 4-6, and grill station with good flow.

Don't forget: Larger decks look more balanced on larger homes. A 400 sq ft deck on a small ranch feels oversized; the same deck on a two-story colonial looks proportional.

Common Size Mistakes to Avoid:

Too small: "We wanted to save money and went with 12×14. We can barely fit our table and have no room to walk around it. Biggest regret."

Too large without purpose: "We built a 500 sq ft deck thinking bigger is better. Half of it sits empty and we paid for space we don't use. Should have invested that budget in better materials or features instead."

Height, Levels, and Stair Decisions

Deck height affects cost, safety requirements, and how you access the yard. Stairs are more complex than most homeowners expect—getting them right makes the difference between a deck you use daily and one that feels awkward. Building codes are strict about stair dimensions for good reason: consistency prevents trips and falls.

Height and Level Decisions:

Ground-level vs raised: Does your door require a raised deck? Prefer ground-level patio-style? Combination approach (deck at door, stairs to ground-level patio)?
Multiple levels: Would separate deck levels define zones better? Accommodate slope more naturally? Create visual interest and break up large expanses?
Stair location: Where do stairs land in the yard? Access to which areas (garden, driveway, patio)? One central stairway or multiple exits for better flow?
Stair width and comfort: Standard 36 inches? Wider 48-60 inches for easier furniture moving? Gradual rise (6-7 inch treads) or steeper (7.75 inches max by code)?
Landings and transitions: Stair runs longer than 12 feet typically need mid-landings for safety and code compliance. Verify local requirements with your building department.
Safety priorities: Handrails on both sides (required when stairs have 4+ risers)? LED lighting on treads for night safety? Gate at top for children/pets?

Stair Design Guidelines

Riser height (vertical step): Must be consistent throughout run. Maximum 7.75 inches in most codes. 6-7 inches feels most comfortable for most people.

Tread depth (horizontal step): Minimum 10 inches. 11-12 inches is more comfortable. All treads in a run must be identical.

Magic formula: Riser + Tread should equal 17-18 inches. Example: 7-inch riser + 11-inch tread = 18 inches (comfortable combination).

Why consistency matters: Your brain learns the rhythm of stairs after the first few steps. Inconsistent dimensions cause trips because your foot expects a certain height/depth.

Local requirements: Illinois building codes and specific municipal codes in Chicago suburbs may have additional requirements. Always verify with your local building department or have your contractor confirm code compliance.

Height Triggers Permit Requirements

Decks 30 inches or more above grade typically require building permits in most Illinois municipalities. Some jurisdictions require permits for any deck regardless of height. Check with your local building department early—permit requirements affect timeline and should be factored into your schedule. Wave Outdoors handles permit coordination for Mt. Prospect and surrounding Chicago-area projects.

Material and Aesthetic Preferences

Material choice affects maintenance, longevity, upfront cost, appearance, and how the deck performs in Chicago's climate. There's no universally "best" material—only the best choice for your priorities, budget, and willingness to maintain. Understanding tradeoffs before committing prevents buyer's remorse and ensures you get what you actually want.

Material Selection Factors:

Decking surface material: Natural wood character vs low-maintenance composite? Compare decking material options for your climate and use case. Consider pressure-treated lumber, cedar, composite (capped vs uncapped), or PVC.
Railing style: Traditional wood balusters? Modern cable rail? Glass panels for unobstructed views? Metal (aluminum or steel)? Composite to match decking? Each has different maintenance, cost, and aesthetic implications.
Color and heat concerns: Dark boards show less dirt and create dramatic contrast but absorb heat (120°F+ on hot days). Light colors stay cooler but show stains more readily. Which matters more for your use?
Grain and texture: Smooth contemporary finish? Embossed woodgrain texture? Slip-resistance priority in wet areas (around pools or hot tubs)? Test samples with wet bare feet.
Fade and stain resistance: Does the material warranty cover fading, staining, mold? What maintenance is required annually? Read warranty fine print—many require specific cleaning to remain valid.
Complementing home exterior: Should deck blend with siding/trim or create intentional contrast? Architectural style considerations? Traditional homes often look best with wood tones; contemporary homes can handle bolder colors.

Material Comparison: Chicago Context

Pressure-treated lumber: Lowest upfront cost ($15-20/sq ft installed). Requires annual staining/sealing. 15-20 year lifespan with maintenance. Prone to warping, splinters, and rot if neglected. Best for: Tight budgets with DIY maintenance willingness.

Cedar: Beautiful natural look, naturally rot-resistant ($25-35/sq ft installed). Requires sealing every 2-3 years to maintain color. Weathers to silver-gray if left untreated. 20-25 year lifespan. Best for: Natural wood aesthetics with moderate maintenance commitment.

Composite (Trex, TimberTech, AZEK): Low maintenance, no staining ($30-45/sq ft installed). Capped versions resist fading, staining, mold. 25-30 year lifespan. Can get hot in direct sun. Best for: Minimal maintenance, long-term value, modern aesthetics.

PVC (Azek, TimberTech AZEK): Premium low-maintenance option ($40-55/sq ft installed). Excellent stain/fade resistance, stays cooler than composite. 30+ year lifespan. Limited color options. Best for: Maximum durability with minimal care, lighter colors in hot areas.

Chicago Weather Reality Check

Chicago's freeze-thaw cycles, heavy snow, summer heat, and humidity stress all materials. Composite materials generally perform better than wood in these conditions, resisting moisture damage and dimensional changes. If choosing wood, factor in that Chicago weather accelerates weathering—plan on maintenance every 1-2 years instead of the 2-3 years quoted for milder climates.

Structural and Longevity Questions

These aren't DIY decisions, but asking contractors how they approach structure helps you compare proposals intelligently and identify quality builders. The deck's framing and foundation determine how long it lasts and how well it performs—skimping here causes expensive problems later. A properly engineered deck structure should outlast the decking surface by decades.

Structural Considerations to Discuss:

Framing approach: What joist spacing do they recommend for your chosen decking (typically 12 or 16 inches on-center)? How do they size beams for spans? Engineered lumber vs dimensional lumber?
Footing depth and type: Frost line depth in Chicago area (42 inches minimum)? Concrete piers? Helical anchors? Soil conditions affecting choices? Number of footings for your deck size?
Fastening method: Hidden fasteners for clean look? Face-screwed for maximum durability? Material-specific systems (some composites require proprietary fasteners)? Stainless steel hardware?
Ventilation and airflow: How does air circulate under the deck? Prevents moisture buildup and extends lifespan. Clearance from ground (minimum 6-12 inches recommended)?
Moisture management: Flashing at ledger board (where deck attaches to house—critical!)? Proper slope for drainage (minimum 1/4 inch per foot away from house)? Joist tape on framing? Long-term rot prevention strategy?
Under-deck systems: Catching water runoff to create dry space below? Gutter systems between joists? Adds $8-15/sq ft but expands usable area and protects foundation/walkways.

Red Flags in Structural Proposals

Vague framing specs: "Built to code" without specifics on lumber size, joist spacing, or beam spans. Code is minimum—good contractors often exceed it.

No mention of flashing: Ledger board flashing is non-negotiable for attached decks. Without it, water infiltrates the house and causes rot/structural damage. If bid doesn't mention it, ask specifically.

Shallow footings: Any footing less than 42 inches deep in Chicago area will heave with frost. Some contractors try to cut corners here—don't let them.

No joist tape: Butyl tape on top of joists protects framing from moisture wicking up from deck boards. Costs pennies, prevents rot. Quality builders include it automatically.

Questions to Ask Every Contractor

1. "What size joists and spacing for the decking material I chose?"

2. "How deep are footings and how many does my deck need?"

3. "What type of ledger flashing do you use and how is it installed?"

4. "Do you use joist tape and what hardware (screws/fasteners) is included?"

5. "What's the warranty on framing/structure vs decking surface?"

Features and Upgrades to Consider

Add-ons improve function and ambiance but affect budget significantly. Decide priorities before getting quotes so contractors can include accurate costs. Some features (like electrical) must be installed during construction—adding them later costs 2-3x more and often requires destructive work. Think through your ideal deck experience and prioritize accordingly.

Popular Features and Upgrades:

Lighting: Post cap lights for ambiance? Recessed stair lighting for safety? Under-rail glow? Low-voltage vs line-voltage systems? Solar options? Budget $500-2,500 depending on complexity.
Electrical outlets: Power for string lights, speakers, phone charging, holiday decorations? GFCI-protected weatherproof outlets? Plan locations during framing, not after. $200-400 per outlet installed.
Privacy screens: Lattice panels? Louvered walls? Strategic plantings? Block neighbor sightlines without feeling enclosed? Partial screens often more effective than full walls. $800-3,000 depending on size/material.
Shade structures: Pergola? Retractable awning? Permanent roof? Affects framing significantly, requires permits, and adds $3,000-15,000+ to budget. Plan structural support upfront.
Built-in features: Benches with storage? Planter boxes? Drink rails on railing? Custom or prefab options? Built-ins add $500-3,000 depending on complexity but maximize space efficiency.
Heavy additions: Hot tub (can weigh 5,000+ lbs filled)? Outdoor kitchen with masonry? Flag these early—structural design must accommodate significant weight. Requires engineered framing and additional footings.

Feature Priority Framework

Install during construction (hard to add later):

Electrical outlets and lighting wiring
Gas lines for grills or fire features
Under-deck drainage systems
Structural reinforcement for future pergola/roof
Built-in seating and planters

Easy to add later (can defer if budget-tight):

Post cap lights (if wiring roughed in)
Privacy screens and lattice panels
Furniture and planters
Outdoor rugs and decorative elements
Retractable awnings (if mounting points planned)

Hot Tub Planning Considerations

Standard deck framing isn't rated for hot tub weight. A typical 6-person hot tub weighs 500-600 lbs empty, 4,000-5,000 lbs filled with water and people.

Requirements: Dedicated reinforced framing (doubled or tripled joists), additional footings, potentially engineered design depending on size. Tell contractors upfront even if you're not buying the hot tub immediately—retrofitting later means tearing up and rebuilding significant framing ($3,000-8,000 in additional costs).

Budget Range and Spending Priorities

Honest budget conversations prevent wasted time for both you and contractors. Experienced builders can value-engineer to meet your number or explain why expectations need adjustment. Hiding your budget doesn't protect you—it results in proposals that miss your reality entirely. Smart contractors respect disclosed budgets and design accordingly.

Budget Planning Essentials:

Realistic range: What's your actual budget? $15,000-20,000? $25,000-35,000? $40,000-60,000+? Include 10-15% contingency for unforeseen site conditions (poor soil, unexpected rot in existing structure, etc.).
Top three priorities: What matters most? Material quality over size? Size over premium materials? Low maintenance over upfront cost? Built-in features? Identify non-negotiables vs nice-to-haves.
Where to simplify: Willing to skip lighting now and add later (if wiring roughed in)? Standard railing instead of cable? Smaller footprint to afford better materials? Delay pergola to phase two?
Phasing options: Build deck structure and surface now, add pergola next year? Start with main level, add lower tier in two years? Complete basic deck now, add hot tub platform later?
Value-engineering requests: Ask contractors: "Here's my budget—how would you design within it without sacrificing structural quality or longevity?" Good builders excel at creative solutions.
Financing considerations: Paying cash? Home equity line? Contractor financing? Timeline flexibility? Affects decision pressure and potential seasonal discounts (fall/winter booking for spring construction).

Chicago-Area Deck Cost Ranges (2025)

Basic pressure-treated deck: $15,000-25,000 for 300-350 sq ft deck with standard railings and stairs. Good for tight budgets; requires annual maintenance.

Mid-grade composite deck: $25,000-40,000 for 300-350 sq ft with quality composite (Trex Select, TimberTech Edge), composite railings, basic lighting. Most popular category—good value for low maintenance.

Premium composite/PVC deck: $40,000-60,000 for 300-350 sq ft with premium materials (Trex Transcend, TimberTech AZEK), cable or glass railings, integrated lighting, electrical outlets, built-in features.

Luxury multi-level deck with features: $60,000-100,000+ for 500+ sq ft with multiple levels, premium materials, extensive lighting, pergola, outdoor kitchen elements, hot tub platform, full electrical package.

Note: Costs include permits, structural design, materials, professional installation, basic grading. Complex sites, significant grading needs, or challenging access increase costs 15-30%.

Where to Spend vs Save

Never compromise: Structural framing, footing depth/quality, ledger flashing, proper drainage. These affect longevity and safety—cutting corners causes expensive failures.

Smart savings: Decking material tier (mid-grade composite performs nearly as well as premium), railing style (standard composite vs cable), feature timing (add lighting/pergola later), size (well-designed smaller deck better than poorly planned large one).

Timeline and Project Readiness

Realistic timeline expectations prevent frustration and rushed decisions. Design time, permit processing, material lead times, and contractor scheduling all affect start dates. Chicago weather adds seasonality—most deck construction happens April through October, with spring being busiest (and often most expensive) due to demand.

Timeline Factors to Consider:

Desired start/completion: Target date for completion? Specific event driving deadline (graduation party, wedding)? Seasonal preference for construction (spring, summer, fall)? Winter planning for spring construction often gets better pricing.
Flexibility: Must start immediately or can wait 2-3 months for ideal weather/contractor availability? Flexibility affects pricing (contractors offer discounts for flexible scheduling) and quality (rushed work in poor weather compromises results).
Material lead times: Custom railing systems, specific composite colors, or unique features may add 2-6 weeks to procurement. Popular colors/products go on backorder in peak season. Ask about availability when selecting materials.
Decision-maker availability: Who needs to approve design, materials, change orders? Available for site meetings and material selections? Slow decision-making delays projects more than weather. Block time for contractor communication.
HOA and neighbor considerations: Architectural review approvals required? Notification timelines (some HOAs require 30-60 days advance notice)? Construction hour restrictions? Verify requirements early to avoid delays.
Existing deck removal: Demo and disposal needed first? Adds 1-3 days to project scope. Some contractors include demo, others charge separately. Clarify upfront who handles existing structure removal and how disposal is priced.

Typical Chicago-Area Project Timeline

Initial consultation to signed contract: 1-3 weeks (includes site visit, design development, proposal preparation, your decision time).

Permit processing: 2-6 weeks depending on municipality. Mt. Prospect and many Chicago suburbs: 2-4 weeks. City of Chicago: 4-8 weeks. Some smaller suburbs: 1-2 weeks for simple projects.

Material ordering to delivery: 1-4 weeks. Standard stock materials: 1-2 weeks. Custom or special orders: 3-6 weeks. Peak season (May-July) adds time.

Construction time: 1-3 weeks for typical deck. 300 sq ft standard deck: 5-7 days. Large multi-level deck with features: 2-3 weeks. Weather delays add time.

Total timeline (first contact to completion): 8-16 weeks typical. Fast-track with simple design and cooperative weather: 6-8 weeks. Complex design with permit delays: 12-20 weeks.

Best timing strategy: Contact contractors in January-March for April-June construction. Book summer construction in March-April. Fall construction (September-October) often has better availability and pricing but weather risk increases.

Weather and Seasonal Considerations

Optimal construction weather: April-October in Chicago area. Consistent temperatures, predictable weather, longer days allow faster progress.

Challenging periods: March (unpredictable weather, ground may be saturated), November (short days, risk of early freezes affecting concrete curing), December-February (ground frozen, poor working conditions). Some contractors offer winter planning packages—design/permit in winter, build in spring at locked-in rates.

Quote Readiness Checklist to Share With Contractors

Copy this checklist and fill in your answers. Send it to every contractor you contact—you'll get more accurate, comparable bids and demonstrate that you're a serious, prepared client.

DECK PROJECT INFORMATION

Homeowner Name: _________________________________
Address: _________________________________
Phone: ______________ Email: ______________
Best time to reach me: _________________________________

PROJECT BASICS
□ Approximate deck size: _____ ft x _____ ft (_____ sq ft)
□ Deck height/levels: Single level / Multi-level / Ground level
□ Stairs needed: Yes / No — Number of stairways: _____ — Landing location(s): _________________________________
□ Preferred decking material: Pressure-Treated / Cedar / Composite (brand: ________) / PVC / Undecided
□ Railing style preference: Wood balusters / Composite / Cable / Glass / Metal / Undecided
□ Primary use: Dining / Entertainment / Relaxation / Combination
□ Typical occupancy: _____ people regularly, _____ maximum for gatherings

SITE CONDITIONS
□ Ground slope: Level / Moderate slope / Steep slope
□ Drainage concerns: None / Minor puddling / Significant drainage issues — Details: _________________________________
□ Access for equipment: Good (wide gates, clear path) / Limited (narrow gates) / Difficult (no direct access)
□ Underground utilities marked: Yes / No / Need help arranging
□ Distance from house to yard/desired stair location: _____ feet
□ Door threshold height from ground: _____ inches
□ Trees or obstacles affecting build: Yes / No — Details: _________________________________
□ Soil conditions (if known): Clay / Sandy / Rocky / Unknown

ADD-ONS AND FEATURES
□ Lighting: Yes / No — Type preference: Post caps / Stair lights / Under-rail / Recessed / Undecided
□ Electrical outlets: Yes / No — How many: _____ — Preferred locations: _________________________________
□ Privacy screens or panels: Yes / No — Coverage area: _________________________________
□ Shade structure: Pergola / Awning / Roof / None / Undecided
□ Built-in seating: Yes / No — Linear feet needed: _____
□ Built-in planters: Yes / No — Quantity/size: _________________________________
□ Hot tub planned: Yes / No — Size if known: _____ person / _____ lbs filled
□ Outdoor kitchen elements: Grill station / Counter space / Storage / None
□ Gas line for grill: Yes / No / Already exists
□ Under-deck drainage system: Yes / No / Learn more

BUDGET AND TIMELINE
□ Budget range: $15-20K / $20-30K / $30-45K / $45-60K / $60K+ / Flexible based on design
□ Top 3 priorities: 1) _________________ 2) _________________ 3) _________________
□ Willing to phase project: Yes / No — Phase 1: ____________ Phase 2: ____________
□ Target start date: _________________________________
□ Target completion date: _________________________________ (Is this flexible? Yes / No)
□ Flexibility: High (can wait for ideal timing/pricing) / Moderate / Must meet deadline
□ HOA approval required: Yes / No / Unsure — HOA name: _________________________________
□ Existing deck removal needed: Yes / No — Current deck size: _____ sq ft
□ Financing: Cash / Home Equity / Contractor Financing / Undecided

PHOTOS AND ADDITIONAL INFORMATION
□ Attached photos of site: Yes / No — Photo angles: House/door, yard grade, desired stair location, obstacles
□ Attached inspiration photos: Yes / No — Photos show: Style / Color / Features desired
□ Additional notes, concerns, or questions:
_________________________________
_________________________________
_________________________________

PREFERRED CONTACT METHOD
□ Email / Phone call / Text message / Video call for virtual consultation
□ Available for in-person site consultation: Weekdays / Weekends / Evenings

Next step after completing this checklist:

Share it with contractors when you request a design consultation. They'll use your answers to prepare detailed, accurate proposals you can compare confidently. Expect contractors to follow up with clarifying questions—this shows they're reading your information and designing specifically for your needs, not using cookie-cutter templates.

How Wave Outdoors Uses Your Checklist

When you share this completed checklist with Wave Outdoors, our design team uses it to prepare for your consultation by:

Pre-selecting material options that fit your budget and priorities
Identifying site challenges that need engineering solutions
Preparing preliminary layout concepts based on your use patterns
Confirming permit requirements for your municipality
Building accurate cost estimates before we ever visit your property

This preparation means your consultation focuses on refining design details and making confident decisions—not starting from scratch with generic questions. It's how we deliver proposals within 5-7 days that actually reflect your project, not ballpark estimates.

What to Ask Contractors to Include in Their Bid

A complete proposal should detail scope, responsibilities, and assumptions. Ask contractors to clearly address these items so you can compare fairly and avoid surprises during construction.

Professional contractors welcome these questions—they demonstrate you're educated and serious. Contractors who resist transparency or provide vague answers are red flags.

Scope of Work Details

These specifics let you compare bids accurately. Two proposals at similar prices may include vastly different scopes—details reveal quality differences.

Demolition and removal of existing structures (if applicable) — disposal method and fees
Footings: number, depth (42" min. Chicago area), diameter, concrete specs (PSI rating)
Framing: joist size/spacing (2x8 @ 16" o.c.), beam specs, ledger attachment method and flashing type
Decking material: exact brand, product line, color, square footage, fastening system
Railings: style, height (36" or 42"), materials, linear footage, post spacing
Stairs: number of steps, width, tread depth, riser height, landing details, handrails (one or both sides)
Fastening system: hidden fasteners (brand/type) vs face-screwed, stainless hardware, joist tape
Lighting and electrical: fixture quantity/type, outlet locations and quantity, wiring method (low-voltage system details)
Add-on features: built-ins with dimensions, privacy screens with coverage area, pergola with beam sizes, etc.
Site cleanup and debris removal — dumpster or haul-away included, landscaping restoration responsibility
Final inspection and walkthrough process

Responsibilities and Process

Clear responsibility assignment prevents "I thought you were handling that" surprises. These items affect timeline and often carry hidden costs if not specified.

Permit acquisition and fees—who handles (contractor or homeowner) and who pays? Include estimated permit cost.
HOA approval submission and liaison (if required)—contractor assistance level, homeowner responsibilities
Utility locating and coordination—JULIE 811 call, private utility locating if needed, coordination with utility companies
Inspection scheduling and coordination—who arranges, who must be present, how many inspections typical for your project
Material procurement and delivery logistics—lead times, delivery scheduling, homeowner access requirements
Project timeline: estimated start date, duration (working days), weather delay contingencies
Warranty information: materials manufacturer warranty (duration/coverage), workmanship warranty (duration/what's covered), claim process
Payment schedule: deposit amount/%, progress payments (when triggered—framing complete, decking complete, etc.), final payment terms
Change order process: how changes are quoted, approval requirements (written only), timeline impact assessment, payment terms for changes
Communication protocols: primary contact person, update frequency, site access requirements, homeowner presence requirements
Post-completion walkthrough, punch-list process, care/maintenance instructions, warranty documentation handoff

Allowances and Exclusions

Allowances are placeholder prices for items not yet selected. Exclusions define what's NOT included. Both dramatically affect true project cost—verify carefully.

Clearly stated allowances: "$800 lighting allowance (assumes 6 post cap lights at $120 each + wiring)" — not vague "$800 lighting allowance"
What's NOT included: landscaping restoration, fence removal, tree trimming, site grading beyond minimal leveling, downspout relocation, etc.
Site condition assumptions: assumes soil is stable, no underground obstacles, access for equipment as observed, no hidden rot in existing structures
Weather delay policies: how many weather days included in schedule, timeline adjustment process, who decides if weather prevents work
Unforeseen condition protocol: discovery process (photos, documentation), pricing method (time & materials rate or negotiated fixed price), approval requirements before proceeding
Material substitution policy: if specified material unavailable, how are alternatives selected and priced, homeowner approval required or contractor discretion
Homeowner-supplied items: if you're buying fixtures, furniture, or materials separately, what contractor will/won't install, installation costs if applicable

Insurance and Protection

Verify insurance before signing. If contractor's uninsured worker gets hurt on your property or contractor damages your home, you could be liable for tens of thousands.

General liability insurance: request current certificate of insurance, minimum $1M coverage recommended, verify certificate names you as additional insured for your project
Workers' compensation coverage (if applicable)—required if contractor has employees, verify active policy, exemptions only valid for true sole proprietors
Licensing and bonding information—Illinois doesn't require state contractor license but many municipalities do, verify local requirements for your area
Property protection measures during construction: material storage location, lawn protection (plywood pathways for heavy equipment), existing structure protection
Lien waiver process from contractor and subcontractors: unconditional lien waivers upon final payment, subcontractor waiver collection (if subs used)
Dispute resolution process: how disagreements are handled, mediation/arbitration clauses if applicable, warranty claim process

Red Flag: Incomplete or Vague Proposals

If a contractor's proposal lacks most of these details, that's a red flag. Vague proposals lead to mismatched expectations, surprise costs, and project disputes. Professional contractors provide comprehensive proposals because it protects both parties.

What to do: Ask for clarification in writing before signing. If contractor resists providing details, consider working with someone else. Wave Outdoors provides detailed proposals as standard practice—we want you to understand exactly what you're getting and make confident decisions.

Common Mistakes When Comparing Deck Bids

Even with good preparation, homeowners make predictable errors when evaluating proposals. Avoid these pitfalls to choose the right contractor and prevent costly surprises.

Vague Allowances Without Details

The mistake: Proposal says "$500 lighting allowance" but doesn't specify fixtures, wiring method, or how many lights. You pick fixtures that cost $800 and get surprised by $300 change order.

Fix it: Ask for specific fixture models or detailed allowance descriptions: "6 post cap lights (contractor will show options at $80-150 each) + low-voltage wiring system." If your selections exceed allowance, you know upfront.

Missing Stair or Railing Details

The mistake: One bid includes stairs and railings, another doesn't mention them. The lower bid looks great until you realize it excludes $3,000-5,000 in stairs and railings.

Fix it: Verify every bid includes complete scope: deck surface, ALL stairs with riser/tread counts, ALL railings with linear footage, posts, and hardware. Create comparison spreadsheet listing each element to spot gaps.

Unclear Framing and Footing Scope

The mistake: Proposal lists "framing per code" without specifying footing depth, joist size, beam spans, or quantity. Later you learn their "code minimum" approach uses smaller lumber than competitors' stronger builds.

Fix it: Ask for specific framing specs: "How many footings at what depth? What size joists at what spacing? Beam sizes and spans?" Compare structural approaches—code minimum vs over-built for longevity.

Permit and Inspection Responsibility Gaps

The mistake: Bid doesn't mention permits. You assume it's included, contractor assumes you're handling it. Weeks lost securing permit you didn't know you needed, fees add $400-800 unexpected cost.

Fix it: Confirm in writing who secures permits, who pays fees, and who coordinates inspections. Get estimated permit cost. Most professional contractors handle permits—it's part of their service and they know the process.

No Change Order Process Defined

The mistake: Mid-project you want to adjust railing height or add an outlet. No written change order process means disputes over pricing ($200 outlet suddenly costs $600) and delays while you negotiate.

Fix it: Establish upfront how changes are quoted (time & materials rates or fixed price by change type), approval process (written only, both parties sign), and payment terms (paid before work or added to final invoice).

Comparing Different Material Grades

The mistake: One contractor quotes premium capped composite (Trex Transcend, 50-year warranty), another quotes entry-level composite (25-year warranty, more fading/staining). Prices look close but products aren't comparable.

Fix it: Verify exact material lines and performance specs. Ask for product data sheets. Compare warranties side-by-side. When reviewing composite deck options, understand that $3-8/sq ft price differences usually reflect significant quality/performance gaps.

Choosing Lowest Bid Without Context

The mistake: Three bids: $22K, $28K, $34K for "same" project. You choose $22K to save money. Turns out they're using thinner lumber, face-screwing instead of hidden fasteners, no joist tape, and shortest warranty. You "saved" $6K upfront but got inferior construction.

Fix it: Never choose on price alone. Compare what you're getting: structural specs, material grades, installation methods, warranties. Lowest bid often reflects corner-cutting, not efficiency. Mid-range bid from reputable contractor usually offers best value.

Ignoring Warranty Differences

The mistake: You assume all contractors offer similar warranties. One offers 2-year workmanship warranty, another offers 10 years on structure and 5 years on workmanship. First contractor disappears after 3 years when you discover framing issue.

Fix it: Compare warranty specifics: what's covered (materials, workmanship, structural), duration for each component, exclusions (acts of God, homeowner damage), claim process, and contractor's longevity (5+ years in business means they'll likely be around to honor warranty).

Not Checking References and Work

The mistake: Contractor's proposal looks great, price is competitive, you sign without checking references or seeing completed projects. Work quality is poor, communication terrible, project takes twice as long as promised.

Fix it: Always check 3+ recent references (projects completed in last year). Ask: "Did project finish on time/budget? Quality of work? Communication? Would you hire again?" Visit completed projects in person if possible. Check online reviews across multiple platforms. Trust your gut—if something feels off, it usually is.

The "Apples to Apples" Comparison Spreadsheet

Create a simple comparison spreadsheet with these columns for each contractor:

Total price (base bid + any allowances you expect to exceed)
Deck square footage (verify measurements match)
Material brand/line (exact product, not just "composite")
Framing specs (joist size @ spacing, footing depth × quantity)
Railing linear footage (and style/material)
Stairs (number of steps × width for each stairway)
Included features (lighting fixtures count, outlet quantity, built-ins)
Exclusions (what's NOT included)
Warranty (workmanship years, structural years)
Timeline (start to completion in calendar weeks)
Payment schedule (deposit %, progress payments)

This reveals true differences. A $28K bid with premium materials and 10-year warranty often beats a $25K bid with entry-level materials and 2-year warranty—you're getting more for slightly more money.

What Happens After You Request Quotes?

Understanding the typical design-build process helps you set realistic expectations and prepare for each phase. Every professional contractor follows similar steps—variations in execution quality separate good contractors from exceptional ones.

Initial Consultation (Week 1):
Contractor visits site, discusses your checklist answers, asks clarifying questions to understand vision and priorities. Takes measurements and photos, assesses site conditions (slope, drainage, access, obstacles). Discusses material options, preliminary design ideas, realistic budget ranges. Good contractors listen more than talk during this phase.

Duration: 1-2 hour site visit. Your prep: Complete checklist beforehand, have photos ready, be ready to discuss must-haves vs nice-to-haves.
Concept and Design Development (Week 1-2):
Contractor prepares design drawings showing layout, elevations, material selections. May include 3D renderings or visualization tools to confirm vision alignment. Reviews design with you, makes adjustments based on feedback. Finalizes dimensions, materials, features, ensuring design meets your functional needs and budget.

Duration: 3-7 days from consultation to design presentation. Your role: Provide feedback promptly, make material selections, approve final design before proposal preparation.
Detailed Proposal Preparation (Week 2-3):
Contractor prepares written bid covering complete scope, materials specifications, timeline, payment terms, warranties. Includes drawings/renderings, material samples if applicable. Professional proposals are 5-15 pages with line-item breakdowns, not one-page estimates. Review carefully against your checklist and other bids—this is your contract foundation.

Duration: 2-5 days from design approval to proposal delivery. Your role: Review thoroughly, ask clarifying questions, compare with other bids, negotiate if needed, make decision.
Contract Signing and Permitting (Week 3-4):
Once you sign contract and pay deposit (typically 10-30%), contractor begins permit process. Files applications with local building department, provides structural drawings if required, pays permit fees (unless contract specifies homeowner pays). Permit processing time varies by municipality—2-6 weeks typical in Chicago suburbs.

Duration: 2-6 weeks depending on jurisdiction. Your role: Sign contracts promptly, pay deposit, provide any homeowner signatures needed for permit application, be patient during processing.
Material Ordering (Week 4-6, concurrent with permitting):
Contractor orders materials based on finalized design. Lead times vary: stock materials ship in 1-2 weeks, custom colors or special orders take 3-6 weeks. Spring/summer peak season adds time. Contractor coordinates delivery timing with construction schedule start date. Materials typically delivered just before construction begins to avoid weather damage during storage.

Duration: 1-6 weeks depending on materials. Your role: Finalize all material selections early, respond quickly to any contractor questions, be flexible if first-choice materials have long lead times.
Pre-Construction Meeting (Week before construction):
Final walkthrough of plans, material confirmations, site logistics review (equipment access, material storage, work hours). Timeline review with milestone dates. Contact protocols during build (daily updates, who to call with questions). Establish homeowner presence requirements (when you must be available for decisions). Confirm payment schedule and change order process one final time.

Duration: 30-60 minute meeting/call. Your role: Clear your schedule for construction dates, prepare property (move patio furniture, pets secured), provide contractor with any needed access (gate codes, contact info if you'll be away).
Construction Phase (Variable, 1-3 weeks typical):
Day 1-2: Site prep and excavation. Layout deck footprint with string lines, mark footing locations, call JULIE to re-verify utilities, excavate footing holes to proper depth (42" Chicago area).

Day 2-3: Footings and posts. Pour concrete footings, set post anchors or posts, allow concrete to cure (24-48 hours). First inspection point for many jurisdictions.

Day 3-5: Framing. Install ledger board with proper flashing, set beams and joists, install joist tape. Framing inspection before proceeding to decking.

Day 5-8: Decking installation. Install deck boards using specified fastening system, proper spacing, stagger joints for appearance and stability.

Day 8-10: Railings and stairs. Install railing posts, top/bottom rails, balusters or infill panels. Build stairs with proper rise/run, install handrails.

Day 10-12: Features and finishing. Install lighting fixtures and electrical (final electrical inspection), built-in seating/planters, any shade structures. Final cleanup, debris removal.

Duration: 5-15 working days depending on size/complexity. Weather adds time. Your role: Be available for questions, keep pets/children away from work area, make space for material delivery/storage, respond promptly to any contractor communications.
Final Walkthrough and Completion (Last day of construction):
Contractor walks through completed work with you, demonstrates features (if lighting, show controls), points out any care requirements. You create punch-list of any items needing attention (small touchups, minor adjustments). Contractor addresses punch-list items immediately or schedules return. Provides care and maintenance instructions, warranty documentation, any product manuals (lighting, electrical). Collects final payment upon your approval. Requests review/referral if you're satisfied.

Duration: 30-60 minute walkthrough. Your role: Inspect thoroughly, test features, create complete punch-list during walkthrough (not days later), ask questions about care/maintenance, make final payment, leave review if satisfied.

Wave Outdoors Process Difference

Wave Outdoors' design-build process follows these industry-standard phases with enhanced transparency and project management:

Pre-construction checklist review: We discuss your completed checklist before site visit, arriving prepared with relevant material samples and preliminary ideas.
3D visualization: Most projects include 3D renderings so you see the finished deck before construction begins—reduces surprises and change orders.
Detailed proposals in 5-7 days: Line-item breakdowns, not vague estimates. You know exactly what you're getting and what you're paying for each component.
Permit handling included: We manage all permit applications, fees, and inspection coordination for Mt. Prospect and Chicago-area suburbs—you don't deal with bureaucracy.
Project management tools: Online access to project timeline, material selections, payment schedule. Regular photo updates during construction.
Licensed professionals and educated horticulturists: Crew leadership by licensed professionals ensures code compliance and quality execution.

This structured approach is why Wave Outdoors projects typically finish on-time and on-budget with minimal change orders—preparation and communication prevent problems before they occur.

Ready to Get Accurate Deck Quotes?

Working through this checklist puts you ahead of 90% of homeowners requesting deck quotes. You'll get proposals that reflect what you actually want, at prices you can compare honestly, from contractors who respect your preparation and professionalism.

Wave Outdoors Landscape + Design helps Chicago-area homeowners turn deck ideas into reality with a structured design-build process. We walk you through every decision, prepare detailed proposals, and deliver decks built to perform in Midwest weather—from freeze-thaw cycles to summer storms.

Why homeowners choose Wave Outdoors for deck projects:

Design + build under one roof—single point of contact, unified responsibility
Licensed professionals and educated horticulturists leading all work
Insured projects with comprehensive warranties (workmanship and materials)
Project management tools providing transparency and communication throughout
Experience with Chicago climate challenges—proper frost-depth footings, drainage solutions, material selection for local weather
Established relationships with quality suppliers (Techo-Bloc, TimberTech, AZEK, Unilock, FX Luminaire)

(312) 772-2300 Schedule a Free Consultation

Serving Mt. Prospect and Chicago suburbs

Office hours: Monday–Friday 8:00 AM–5:00 PM | Closed Saturday & Sunday

Service areas include: Mt. Prospect, Arlington Heights, Des Plaines, Park Ridge, Northbrook, Deerfield, Buffalo Grove, Rolling Meadows, Palatine, Schaumburg, Barrington, Lake Forest, Downers Grove, Western Springs, and surrounding Chicagoland communities