Monster deck - How much value it will add and where to buy cheap lumber? (San Antonio: insurance, houses)

[PakBrain]

Have a an irregular shaped backyard with lots of trees. Asked a famous decks company to come and give me an estimate how much it was going to cost what I have in mind (an octagon deck under the trees with a tree-house kind of sitting space on top for kids to sit). They gave me an estimate of $15-18K so I started wondering:

1 - Is it worth it? How much value it will bring to my house besides me liking this idea

2 - Have a workshop full of all sorts of tools. Being a technical guy I can do it by myself or supervise a team of workers. I can draw a sketch on graph-paper, buy lumber from cheapest lumber place in San Antonio, make cuts, and have someone nail the deck. Is it going to save the money? Are there any regulatory issues?

3 - Where I can buy cheapest lumber in San Antonio for decks? There is a place on Bandera inside 1604 but they are not cheap. Where these contractors buy lumber from can anyone suggest?

Any help is greatly appreciated!

Thanks!

[RGJ]

You can expect add value in the range of only about one qurter to one third of the cost, depending on where you live and the value of your house.

There's a deck supply company on Judson Rd that you probably can buy just the wood. I'd recommend deck screws instead of nails. I wouldn't buy cheap lumber. It's not worth the time and effort and it won't last. If you mean good deck wood, cheaply, then that's a different story.

[Paka]

Altho NOT the cheapest in initial investment, the composit materials used these days for decks will cost more initially, but save you a FORTUNE in the long run. Screws vs nails and 12" on center vs 16" works also lasts a lot longer in the blazing Texas heat.

Good luck, a deck is the ultimate backyard enjoyment center and with our beautiful weather, a good investment if you intend to give it the use it deserves.

[TXtrkgrl]

Everything Paka said is absolutely correct.
If you do decide to go with lumber the cheapest places I know of are MG building and Hevenor Lumber. Hevenor Lumber is on Hwy 16 North almost to the town of Bandera. It's a little drive but I have always found them the cheapest with the best #1 lumber.

[kevcrawford]

You're not going to add any value to the house. What you WILL do, is when it's time to sell, you're going to have a very appealing deck that may make your house stand out to buyers. It'll serve two purposes. First, buyers look at a lot of houses, and while yours may not work the best for them, it may be the most memorable, which is often the one they'll end up buying. Second, if they're trying to decide between a few, the deck may sway them towards yours.

If you're going to do it, spend the money on good materials. Composite would be awesome, but is expensive. At least make sure you buy good wood though.

[wCat]

Originally Posted by kevcrawford

You're not going to add any value to the house. What you WILL do, is when it's time to sell, you're going to have a very appealing deck that may make your house stand out to buyers. It'll serve two purposes. First, buyers look at a lot of houses, and while yours may not work the best for them, it may be the most memorable, which is often the one they'll end up buying. Second, if they're trying to decide between a few, the deck may sway them towards yours.

If you're going to do it, spend the money on good materials. Composite would be awesome, but is expensive. At least make sure you buy good wood though.

I completely agree with everything Kev said. Unless you've got rock solid plans and have built a deck before, PAY a professional. I cannot tell you how many BAD decks I've seen that actually make a house LESS appealing, yet the homeowner was so proud because it was a DIY. What you're describing is not just a small extension to your patio. You want an outdoor living space. Make sure it is top quality and built to perfection.

Also..be careful of some waterproof composite because the protective surface can separate and buckle between the heat and rain. IE...the expensive stuff is worth every penny. Get online and research products and get customer reviews.

BTW - you're being very smart to ask about added value for later. Most people make expensive changes without giving consideration to what they will need to do in order to sell the house.

[TexasRedneck]

You might also want to discuss this with your insurance agent....a substantial "feature" like this of combustible material might have an impact on your rates...

[scuba steve]

I'd spring for engineered lumber. It'll last a whole lot longer - I think the stuff has come a long way in the last 10 years.

[austindoxie1972]

Kevcrawford and wCat are totally correct and have provided excellent advise. I'll never have another deck built again. It's stone patio's from now on for me. I think they're classier and last longer.

Also, please make sure you acquire the appropriate building code approvals before building your deck. Of course, this alerts BCAD and their elk of your addition, so expect a property tax adjustment. :-(

[RGJ]

I pretty much agree with what's been posted with the exception that it won't add any value to your home. Cheap materials and poor construction would not add any value. And it's true, you should build a deck for your own enjoyment and not necessaritly as an investment, it will add some value to your house if it's done right. The added value will vary greatly depending on the value of your house, and the neighborhood.