Owner-operated · Homeowner guide · Cumming
How to Prepare for a Deck Estimate Visit in CummingCumming · North Georgia
Cumming: A deck estimate goes faster and comes out more accurate when a few things are ready before anyone walks the yard. Here is what helps most when Breno comes out to look at a new deck, a repair or a replacement at your Cumming home. Owner-operated, with a free written estimate.
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- Free written estimate within one day
- General liability coverage
- Crews with 10+ years of combined experience
- Owner on every job
- Text us (470) 863-3707
Homeowner guide · Cumming
How should I prepare for a deck estimate visit?
Clearing a path to the deck and noting what bothers you most, such as soft boards or a shaky rail, helps the Cumming visit move quickly toward useful answers.
- The owner comes to the visit and writes the estimate himself
- Crews with 10+ years of combined experience
- Insured (general liability)
- Rated 5.0 on Google across 31 reviews as of Nov 2026
- Photos from our own jobs, not stock images
Cumming
Know What You Want the Space to Do
Before the visit, spend a few minutes thinking about how the deck will actually be used. A place for a grill and a small table is a very different build from a wide platform for family dinners, a quiet spot off a bedroom or a set of stairs that finally makes the backyard easy to reach. Write down the activities, how many people usually gather and whether you want shade, a screened area or open sky. That short list shapes the size, the layout and the materials more than any catalog photo.
It also helps to save a few pictures of decks, railings or stairs you like, even rough ones from a phone. Breno can look at them with you on site and explain which ideas fit your house and lot and which would fight the slope or the sun. If you are not sure yet, that is fine too. Part of the visit is talking through options so you leave with a clearer picture than you had that morning.
Cumming
Gather the Paperwork That Shapes the Plan
A few documents make the estimate more precise. If you have a survey or plat of your property, set it out, because it shows lot lines and easements that can affect where a deck may sit. If you live in a community with architectural review, such as Windermere, Vickery or Polo Golf & Country Club, pull up the HOA guidelines for decks, railings and colors if you can find them. Rules differ from one association to the next, so only your HOA can tell you what it requires, but having the document on hand lets us plan around it from the start.
Permits are another piece that depends on your exact address. Homes inside the City of Cumming go through the city, and homes outside the city limits go through the county, so the right office is not the same for every house along Bethelview Road. You do not need to sort that out alone. We look at your parcel and tell you what we expect your project will need, and you can confirm the details with the office that covers your address.
How it works
Five steps. No surprises.
Call, text, or send the form
Tell us what is going on: a new deck, a repair, or “not sure yet.” We reply the same day.
Free on-site visit
Breno looks at the deck or the yard himself, measures, and goes over your options with you.
Written estimate
Scope, materials and price come in writing, so you know the plan before anything starts.
Schedule and permits
We agree on a start date and confirm any city, county or HOA requirement for your address first.
Build and final walk-through
Breno is on the job, and we go over the finished work with you before we call it done.
Real B&T work
Photos from real jobs
Real photos from B&T projects in North Georgia, not necessarily from Cumming.
Cumming
Clear a Path and Let Us See the Structure
If you already have a deck, the most useful thing you can do is make the framing visible. Move planters, storage bins and furniture away from the edges, and clear anything stacked under the deck so the posts, beams and joists can be seen. If there is a crawl space door or a lattice panel that comes off, loosen it ahead of time. Problems usually hide where boards meet the house, around stair stringers and at the bottom of posts, so access to those spots matters.
Point out anything you have noticed: a soft board near the door, a railing that wiggles, a stair that bounces or water that pools after a storm. Those details save time and help Breno decide whether a repair makes sense or whether the structure is better replaced. If you have pets, keeping them inside during the walk-around makes it easier to move around the yard and look under the deck.
Cumming
Think About Slope, Sun and Trees
Cumming sits in rolling Piedmont country, and many yards drop away from the back of the house. On a wooded lot near Buford Dam Road or a sloped yard in Vickery, the grade decides how tall the posts get, where footings can go and whether a landing is needed partway down the stairs. Notice where water runs during heavy rain and where the ground stays soft, and mention it during the visit.
Sun matters just as much. A deck that bakes in the afternoon calls for different choices than one that sits in deep shade most of the day. If you can, note which part of the yard gets morning light and which gets the late sun. Trees that drop leaves and sap on the boards affect both the material choice and the upkeep you can expect, so it is worth talking about which trees you plan to keep.
Get a fast estimate
Cumming
What Happens During and After the Visit
Breno comes out in person, walks the yard and any existing structure with you, takes measurements and asks questions about how you plan to use the space. There is no pressure to decide anything on the spot. After the visit you receive a free written estimate that lays out the scope of work and the materials, so you can compare options and ask follow-up questions before you commit.
We serve homeowners across Cumming and nearby communities, including downtown Cumming, Johns Creek, Alpharetta and Milton. Whether the job is a new deck, a repaired railing, a rebuilt set of stairs or a full replacement, a little preparation before the visit means a clearer estimate and fewer surprises later.
Straight answers
Cumming homeowner questions
Do I need to be home when Breno comes to look at my deck?
It works much better if you are. Breno can ask how you use the space, show you what he finds and talk through options while you are both standing on site, which is hard to do through a note left on the door.
Should I clean or pressure wash the deck before the estimate?
No need. A normal sweep is plenty. Washing right before the visit can actually hide soft spots and stains that help show where water has been getting into the wood.
What documents are useful to have ready for a deck estimate?
A property survey or plat, any HOA guidelines for exterior changes and old permits or plans for the existing deck if you have them. None of these are required, but each one makes the estimate more precise.
How long does a deck estimate visit usually take?
It depends on the size of the project and how much of the existing structure needs a close look. A simple repair goes quickly, while a new multi-level design takes longer because there is more to measure and discuss.
Can you tell me during the visit whether my old deck can be repaired?
Often Breno can give you a clear first read on site after checking the framing, posts and connections. The written estimate then spells out what he recommends and why.
Will you check whether my HOA has rules about decks?
We ask about it at the start, but the association is the one that sets its own rules. If you share the guidelines, we design with them in mind and you submit or confirm the plan with your HOA.
Is the written estimate really free?
Yes. The visit and the written estimate cost nothing, and there is no obligation to move forward with the work.
What if I am only thinking about a deck for next spring?
That is a good time to start. An early visit gives you time to review the estimate, check HOA and permit steps for your address and plan the work without rushing.
Verified Google reviews
What the neighbors are saying
These are verified Google reviews from B&T customers.
★★★★★
“Breno F. is an incredible man. He helped my aging mother when no one else would and went the extra mile with a complex home repair. His work is meticulous and his follow through is commendable. He is a good man with a great heart. Highly recommended!”
★★★★★
“Outstanding service! Breno is knowledgeable, honest, and takes pride in his work. It's hard to find a company this reliable these days.”
Who’s doing the work
About B&T Properties
B&T Properties is run by Breno, who visits the job, writes the estimate and stays involved until the work is done. The crew has 10+ years of combined deck experience, and the company carries General Liability insurance. We work in Cumming and across North Georgia.
Upgrades
Make it yours: popular upgrades
Ask about any of these when Breno comes out for your free estimate. They are easiest to price in when we plan the project, not after it is built.
Railing styles
Aluminum, composite or wood railing, from classic balusters to a cleaner, low-profile look.
Lighting
Stair and post lights that make evenings outside safer and nicer.
Composite decking
Low-maintenance boards in a range of colors, priced next to wood so you can compare.
Stairs and landings
A better way down to the yard, with extra width, a landing or a second flight.
Written warranty
1-year workmanship warranty
B&T Properties warrants our workmanship for one year from completion and fixes failures caused by our work at no charge. Not covered: material defects (manufacturer warranty), normal wear, weather, misuse, lack of maintenance, or work by others. Claims in writing.
Free written estimate
Tell Breno about your Cumming deck — free and in writing.
No call center, no sales rep — the person who answers is the person who does the work.