Owner-operated · Homeowner guide
What should I check in an annual deck inspection?Homeowner guide · Georgia decks
What should I check in an annual deck inspection? Check the ledger board for rot and ensure flashing is intact. Inspect posts and joists for soft spots or cracks. Look for loose fasteners, wobbly railings, and unstable stairs. Finally, check that water drains away from the house and the surface is free of splinters or peeling paint.
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Homeowner guide
What should I check in an annual deck inspection?
Short answer: Check the ledger board for rot and ensure flashing is intact.
I have spent a lot of time building and fixing decks around Canton. Most folks just look at the top boards, but the real danger hides underneath. You need to get down on your hands and knees once a year to make sure your deck is actually safe to stand on.
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Guide
Check the Ledger and Flashing
The ledger board is where the deck meets your house, and it is the most common point of failure. If this board rots or pulls away, the whole deck can collapse.
- Look for gaps between the house and the wood.
- Check that the flashing is tucked under the house siding to keep water out.
- Feel for soft or spongy wood where the board connects to the rim joist.
- Make sure the bolts are tight and not rusted through.
If water gets behind that board, it rots your house frame and the deck at the same time. Keep it dry and tight.
Guide
Inspect the Posts and Joists
The skeleton of your deck carries all the weight. If the support beams or posts fail, you have a major problem. You want to look for signs of decay or insect damage.
- Check the bottom of the posts where they hit the ground or concrete.
- Look for cracks or splits in the main support beams.
- Press a screwdriver into the joists to see if the wood is soft.
- Ensure the joists are still level and not sagging in the middle.
Wood that stays damp for too long will eventually give way. Catching a soft spot now means a simple repair instead of a full rebuild.
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.
Guide
Tighten Your Fasteners
Decks move. Wood shrinks and swells with the Georgia humidity, which loosens screws and nails over time. This creates a bumpy surface and weakens the structure.
- Look for nail heads popping up through the floorboards.
- Check for rusted bolts in the main framing.
- Look for gaps where boards have pulled away from the joists.
- Ensure the hangers holding the joists are still secure.
A few loose screws might seem like a small thing, but they lead to boards shifting. Tighten everything up to keep the deck stiff and secure.
Guide
Test the Railings and Stairs
This is about safety for your kids and guests. A railing that looks fine but wobbles when you lean on it is a hazard. Stairs take a lot of abuse and need a close look.
- Shake the railings to see if they move at the posts.
- Check that the balusters are spaced close enough that a child cannot slip through.
- Look for loose treads or risers on the stairs.
- Ensure the stairs are firmly anchored to the ground or a landing.
If a railing gives way, it is a long fall. Make sure every connection is rock solid.
Guide
Evaluate Drainage and Water Flow
Water is the enemy of any outdoor structure. If water pools on your deck or splashes back against the house, your wood will rot much faster than it should.
- Look for standing water on the deck surface.
- Check that the ground under the deck slopes away from the foundation.
- Look for stains or dark spots on the joists which indicate leaks.
- Ensure gutters above the deck are not overflowing onto the wood.
Proper drainage keeps the wood dry and extends the life of your paint or stain. Water management is the best way to save money on repairs.
Guide
Assess the Surface Condition
The top of the deck is your first line of defense. Once the paint or sealant fails, water soaks straight into the grain of the wood.
- Look for peeling paint or cracking stain.
- Feel for splinters or rough patches on the floorboards.
- Check for "cupping" where the edges of the boards curl upward.
- Look for deep cracks or splits in the decking.
Fresh paint or stain does more than look good; it seals the wood. If you see bare grey wood, it is time to treat it before the rot starts.
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Guide
Keeping Your Deck Sturdy
Taking a little time each year to walk through this list prevents big accidents. Most deck failures happen because a small leak or a loose bolt was ignored for a few seasons. Keep your eye on the connections and keep the water away from the house.
Guide
Get a Free Deck Health Check
Not sure where your project stands? B&T Properties will take a look and tell you plainly what we see, with no pressure. Text us at 470-863-3707 to schedule your Free Deck Health Check, and we will walk the job with you and explain your options.
Local notes
Around Canton and Ball Ground and nearby
Canton. Setbacks, stream buffers and tree rules can affect where a deck is allowed to go, especially on wooded lots near creeks. We check what applies to your parcel as part of the free estimate instead of leaving you to discover it at inspection. Communities in the area include BridgeMill, Great Sky, Laurel Canyon, River Green.
Ball Ground. Some Ball Ground subdivisions have HOAs, and older in-town and rural properties often do not. We ask up front so approval time does not surprise you. Communities in the area include Hawks Ridge, historic downtown Ball Ground.
Holly Springs. Holly Springs is mostly suburban residential, with quiet streets, big subdivisions and some larger lots. Backyards run from fairly level to gently sloping, and plenty back up to creeks or wooded buffers. Communities in the area include Harmony on the Lakes, downtown Holly Springs.
Straight answers
Common questions
How often should I stain my deck?
It usually depends on your sun exposure, but once every few years is common. Check for water beading on the surface to see if it is still working.
What is the best way to fix a wobbly railing?
You can often fix this by adding structural screws or reinforcing the post connection. Never rely on just nails for railing supports.
Can I just paint over rot?
No, painting over rot only hides the problem while the wood continues to decay. You must cut out the soft wood and replace it first.
Why is my deck board curling?
This happens when the wood dries out or is not fastened down tightly. It is a sign that you need to reseal the wood and tighten the screws.
Is a gap between the deck and house normal?
A tiny gap for expansion is fine, but a wide gap where you can see the house wrap is a problem. This usually means the ledger is pulling away.
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!”
★★★★★
“Breno and his team exceeded our expectations. They were organized, efficient, and truly cared about delivering a high-quality result. We couldn't be happier.”
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 Canton and across Cherokee County.
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.
Multi-level layouts
Two levels can follow your slope and give dining and lounging their own space.
Lighting
Low-voltage LED lights on stairs, posts or under the rail cap for evenings outside.
Railing styles
Railing is what you see first, so we go over the options before the estimate is final.
Composite decking
Boards that resist rot and skip the yearly stain. Worth pricing in at the start.
Service area
Cities we serve
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
Ask Breno about your deck — free and in writing.
No call center, no sales rep — the person who answers is the person who does the work.