Owner-operated · Homeowner guide · Marietta
What Should a Marietta Homeowner Know Before Deck Replacement?Marietta · Cobb County
Marietta: Replacing a deck is a bigger decision than patching boards, and the right plan depends on your lot, your trees and your house. Owner-operated, with a free written estimate.
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Homeowner guide · Marietta
What should a Marietta homeowner know before choosing deck replacement?
Here is what to think through before you call a builder, and what to expect when Breno comes out to look.
- Breno, the owner, measures and writes your estimate
- 10+ years of combined team experience
- General liability insurance
- 5.0 stars from 31 Google reviews as of Nov 2026
- Real before-and-after photos from our own jobs
Marietta
How does my Marietta lot shape a replacement deck?
Marietta sits on rolling, wooded ground, so almost no two backyards are alike. A homeowner near Roswell Road may have a gentle grade behind the house, while another yard a few turns off South Marietta Parkway drops away quickly toward a tree line. That change in ground matters because it decides how tall the deck stands, where the posts land and how the stairs have to run. A deck that worked on one lot can be a poor fit on the next, so we treat every replacement as its own design problem.
Older in-town homes near Marietta Square often carry original wood decks built to fit the house as it was then. Newer builds farther out, including streets toward Cobb Parkway, tend to have different framing heights and door placement. When we replace a deck we look at how the old one met the house, how water ran off it and whether the footprint still suits how your family uses the yard. Sometimes the right answer is the same shape rebuilt properly. Other times a small change in layout solves a daily annoyance.
Marietta
Does slope or shade change how a deck is framed?
Slope is the first thing that changes framing. On a sloped lot the posts can end up tall, and tall posts usually call for careful bracing and sturdy footings so the deck does not sway. The soil on a hillside can also shift over time, which is why we look at drainage around each footing location. Water that runs under a deck and pools near a post can soften the ground. A good replacement plan sends water away from the structure instead of toward it, and that thinking starts with how the yard actually drains.
Shade matters too. Mature trees are a gift in the summer, but a deck under heavy canopy stays damp longer, and damp wood tends to grow mildew and wear faster. Falling leaves and pine needles can sit in the gaps between boards and hold moisture against the surface. If your yard is in the trees, tell us how much sun the deck really gets and when. Sun, shade and leaf fall all help decide board spacing, material choice and how often you should plan to clean and seal.
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 Marietta.
Marietta
Which materials suit a wooded Marietta yard?
Materials are a real tradeoff, and the honest answer depends on your yard. Pressure treated lumber is a familiar choice for framing and decking, and it can serve well when it is kept clean, sealed and dry. Cedar has a warm look and a natural resistance to decay, though it still weathers and needs care. Composite and other synthetic boards resist rot and need less upkeep, but they can run hot in direct sun and still need good airflow below. None of these is perfect everywhere.
We ask how you use the deck before we recommend anything. A shaded deck that mostly holds a grill and a few chairs asks different things of a material than a sunny deck that hosts every weekend gathering. We also think about the frame, because the structure under the boards often matters more than the surface. Rails, stairs and fasteners should be chosen to match the decking and the weather. Tell us whether you want low maintenance or are happy to stain, and we will steer you accordingly.
Marietta
What does Breno check at the visit?
Breno comes to the house himself, and the visit is a hands-on look rather than a quick glance. He checks the ledger where the deck meets the house, the posts and footings, the beams and joists, the stairs and the rails. He looks for soft spots, rust on hardware, and signs of water damage. He also walks the yard to see the slope, the trees and where runoff goes. Because he is the owner and the person who will run the job, what he sees at the visit is what shapes the estimate.
Beyond the structure, he looks at the practical side of the work. Where will materials be set down? Can a crew reach the back of the house without damaging plants or a fence? Is there a path for hauling away old lumber? On tight in-town lots near the Marietta History Center or the Marietta Museum of History, or on a steep lot farther out, access can change how the work is planned. We would rather spot those details before the job starts than discover them halfway through.
Marietta
What should I have ready before the visit?
A little preparation makes the visit more useful. Walk the deck beforehand and note anything that worries you, such as a bouncy section, a wobbly rail, or boards that stay soft after rain. If you have photos of how the deck looked when it was newer, or any paperwork from past work, set them aside. Think about what you want from the new deck: more space, a screened section, wider stairs, or simply a safe and tidy replacement of what stands now.
Also gather anything about your property that could affect the project. If you have a survey or plot drawing, keep it handy. If your neighborhood has an HOA, find out who to contact, and tell us early so approvals fit your timeline. Permits depend on your exact address, since some homes are handled through the City of Marietta and nearby unincorporated ones through Cobb County. Please confirm with the city, the county or your association, and we will confirm with you before work is scheduled.
Get a fast estimate
Marietta
What should a free written estimate spell out?
A written estimate should leave very little to guesswork. It should describe the scope in plain words: what comes off, what stays, what is rebuilt and what is new. It should name the materials for framing, decking, rails and stairs, and say how footings and the connection to the house will be handled. It should also say who handles permits and any association approval, what is included for cleanup and haul away, and how changes would be handled if we find hidden damage once the old deck is open.
Read it slowly and ask questions about anything vague. If a line says only "replace deck," ask what that means. A clear estimate also explains the order of work, the expected schedule in plain terms, and what you need to decide before the first day. We provide estimates in writing and at no charge after Breno has seen the site. We also check which local setback and inspection rules apply to your parcel before the estimate is written, since those depend on the address and any review near the historic Square.
Straight answers · Marietta
Marietta homeowner questions
Can a deck near Kennesaw House or the Square be replaced like any other?
It depends on the address. Homes near the historic Square may have extra review, and the right office depends on whether the property is inside city limits or not. We check what applies to your parcel before the estimate is written, and we suggest you confirm with the city or county as well.
How do falling leaves affect a replacement deck?
Leaves and pine needles can collect between boards and hold moisture against the wood, which can speed up mildew and wear. Board spacing, a bit of slope in the surface and regular sweeping all help. If your yard is heavily wooded, tell us so we can plan the design and material around it.
Is a replacement different on a steep lot than a flat one?
Often yes. Steeper ground can mean taller posts, more bracing, and closer attention to footings and drainage. Stairs may also need more thought. Breno walks the slope during the visit so the estimate reflects what the yard actually demands instead of a generic plan.
Do you also work in Kennesaw, East Cobb and Acworth?
Yes, we serve north Atlanta and nearby communities, including Kennesaw, East Cobb and Acworth, as well as Marietta. Terrain and tree cover vary from street to street, so we look at each property in person before we recommend a replacement plan.
Can the old frame be kept when only the boards look bad?
Sometimes. If the posts, beams and joists are sound and the ledger connection is solid, new surface boards and rails may be enough. If the frame shows rot or movement, replacing it is usually the safer path. Breno checks the structure underneath before saying which applies.
Will you handle the permit for my deck?
Permits depend on your exact address, since the City of Marietta or Cobb County may be the right office. We confirm which applies with you before work is scheduled. Please also verify details yourself with the city, county or your association, because we cannot state what any office requires.
Should I add a screened porch while the deck is being replaced?
It is a good time to ask, because framing, roof tie-ins and footings are easier to plan together. A screened section can suit a shaded, leafy yard where bugs and debris are a nuisance. We will talk through the layout at the visit and write it into the estimate.
How do I stay in touch about a project near Cobb Parkway?
Once you reach out, Breno sets up the visit and remains your contact through the estimate and the work. Whether your home is near Cobb Parkway or elsewhere in Marietta, you deal with the owner directly, and any questions about the written estimate get plain answers.
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What the neighbors are saying
These are verified Google reviews from B&T customers.
★★★★★
“If you're looking for a trustworthy contractor, B&T Properties is the right choice. Great workmanship, fair pricing, and excellent customer service.”
★★★★★
“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
You deal with the owner. Breno visits, quotes and oversees the work, and the crew brings more than ten years of deck experience between them. B&T carries General Liability insurance, and Marietta is part of our regular service area.
Upgrades
Add-ons to consider
Thinking beyond the basics? Mention any of these at your free estimate and Breno will go over what makes sense for your home.
Lighting
Low-voltage LED lights on stairs, posts or under the rail cap for evenings outside.
Composite decking
Boards that resist rot and skip the yearly stain. Worth pricing in at the start.
Railing styles
Pick the rail that fits the house: aluminum, composite or wood, in several styles.
Stairs and landings
Wider steps, a landing, or a second set of stairs down to the yard.
Written warranty
1-year workmanship warranty
Workmanship warranty: one year from the day we complete the work, in writing. Faults that come from our labor are repaired at no charge. Not included: manufacturer material defects, normal wear and tear, weather, misuse, no maintenance, repairs by other parties. Submit claims in writing.
Free written estimate
Tell Breno about your Marietta deck — free and in writing.
No call center, no sales rep — the person who answers is the person who does the work.