Owner-operated · Homeowner guide · Cumming
Deck Replacement for Homes Near Sawnee Mountain in CummingCumming · North Georgia
Cumming: Some decks are past saving. When the posts are leaning, the joists are soft and the ledger has been taking on water, adding new boards only hides the real problem. For Cumming homes on rolling, wooded parcels, we tear out a failing deck and build a new one from the footings up, planned for the slope and the way you want to use the space. Owner-operated, with a free written estimate.
Free estimate · opens your texting app · no forms needed
Get a fast estimate
★★★★★ 31 Google reviews as of Nov 2026 — “Great workmanship, fair pricing, and excellent customer service.” Read reviews
- 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
Deck replacement in Sawnee Mountain, Cumming
- Owner-operated: Breno visits and writes your estimate himself
- A team with 10+ years of combined experience
- Insured with general liability coverage
- 31 Google reviews as of Nov 2026, rated 5.0
- Before-and-after photos from our own completed jobs
Cumming
When patching stops making sense
A deck can usually absorb a few repairs: a replaced board here, a new stair tread there. The tipping point comes when the problems are in the structure. Footings that have shifted, posts with rot at the base, joists that sag between beams, and a ledger connection with no proper flashing are all signs that the frame itself is the issue.
At that stage, every repair is a bandage on a structure that is still failing underneath. Our Free Deck Health Check gives you written notes on the existing deck, so you can see which problems are cosmetic and which are structural. If replacement is the honest answer, we tell you, and if a repair will do, we say that too.
Cumming
Hillside lots and taller structures
Cumming is North Georgia Piedmont country, with rolling hills and wooded parcels. On homes like these, a back deck often sits well above grade on one side and close to the ground on another. Replacing it means new footings sized and placed for the slope, posts that are properly braced, and stairs that may need a landing on the way down.
A full replacement is also a chance to fix layout problems the old deck had. Stairs that landed in a wet spot, a footprint that crowded a window, or a deck that was too narrow for a table can all be corrected when the structure is rebuilt instead of patched.
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
What a tear-out involves
Removing an old deck is more than pulling boards. Railings, stairs, decking, joists, beams and posts come off in stages, and old footings are evaluated or removed. Where the deck met the house, the siding and sheathing behind the old ledger get inspected, because water damage there is common on older decks that were never flashed properly.
We protect the yard, landscaping and the house during demolition and haul away the old material. Once the area is clear, the new layout is marked, footings are set, and the frame goes up with fresh flashing at the house. That sequence is what turns a replacement into a deck that should hold up instead of repeating the old problems.
Cumming
Inside the city or outside it: sorting out permits
Inside the City of Cumming, building permits go through the city, while addresses outside the city limits go through the county. Many homes that use a Cumming mailing address are actually outside the city, so the right office depends on your exact address rather than the name on your mail.
Permit packets for rear decks and similar projects are published, and we confirm what applies to your parcel before work is scheduled. Setbacks, drainage, tree rules and nearby streams can also affect where a new deck is allowed to go, and we look at those before the estimate is written.
Cumming
HOA review in Cumming communities
HOA communities are common across Cumming, including master-planned neighborhoods such as Windermere and Vickery and golf communities such as Polo Golf & Country Club. A full replacement is a new exterior structure, and many associations want to review materials, railing style and colors before work starts.
If your community has architectural review, tell us at the start. We prepare drawings and product details you can submit, so approval fits the schedule rather than holding up the project. What a particular association requires depends on its own guidelines, so it is worth checking with them early.
Get a fast estimate
Cumming
Replacing your deck with us
Breno visits personally to look at the old deck from above and below, check the slope and the connection to the house, and talk through what you want the new deck to do. You receive a free written estimate covering tear-out, footings, framing, decking, stairs and railings, so the full scope is on paper.
We stand behind our finished work for a full year. We replace decks for homes across Cumming, including near Bethelview Road, Buford Dam Road and downtown Cumming, and in nearby Johns Creek, Alpharetta and Milton.
Straight answers
Cumming homeowner questions
Our hillside deck shakes when people walk on it. Does that mean it needs replacing?
Not always, but movement on a tall deck is a warning sign. Missing bracing, loose connections or failing posts can cause it. We inspect it and tell you whether repair or replacement is the honest fix.
Can the new deck have a different shape than the old one?
Yes. A replacement is a good time to change the footprint, stair location or levels. Setbacks, drainage and HOA rules may affect what is possible, so we check those during planning.
What happens to the siding behind the old ledger?
Once the ledger comes off, we inspect the siding and sheathing for water damage. Problems found there are explained before the new ledger is installed with proper flashing.
Our address says Cumming. Does the city handle the permit?
Not necessarily. Homes inside city limits go through the City of Cumming, while those outside go through the county. We confirm which office applies to your exact address.
Will Windermere or Vickery need to approve a new deck?
Many master-planned communities have architectural review for exterior structures. Check with your HOA early, and we can provide drawings and material details for the submission.
Can you reuse any of the old deck?
Sometimes sound footings or posts can stay, but on a full replacement most of the structure is new. We only reuse parts that are clearly sound and suit the new design.
What material should the new deck use?
Pressure-treated wood and composite both work on hilly lots. Composite needs less upkeep, while wood can be stained and repaired easily. We compare both for your site and budget goals.
Can a replacement deck include a lower patio area or under-deck space?
Yes. On tall decks, the space underneath can be planned for storage or a patio. We look at drainage and headroom so that area stays usable.
Is debris removal part of the job?
Yes. Tear-out, hauling away the old deck and cleanup are included in the scope listed in your written estimate.
Verified Google reviews
What the neighbors are saying
These are verified Google reviews from B&T customers.
★★★★★
“Breno did an excellent job repairing my home. He was professional, reliable, and paid close attention to every detail. The quality of his work exceeded my expectations…”
★★★★★
“The quality of the work was exceptional. The team was friendly, responsive, and made sure everything was done right. I would definitely recommend B&T Properties.”
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 Cumming 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.
Composite decking
Low-maintenance boards in a range of colors, priced next to wood so you can compare.
Cover or screens
Shade, rain cover or screens, planned in from the start.
Lighting
Low-voltage LED lights on stairs, posts or under the rail cap for evenings outside.
Multi-level layouts
Step down a sloped yard with separate levels for dining and lounging.
Written warranty
1-year workmanship warranty
B&T Properties backs the workmanship on every job for one year after completion, free of charge when the fault is ours. It does not cover material defects, natural wear, weather damage, misuse, a lack of upkeep or work by others. To claim, write to us and we will inspect.
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.