To compare deck quotes, get at least three written quotes for the same design, then check each one line by line: footings, framing, decking product, railings, stairs, permits, engineering, demolition, warranty and payment terms. The lowest total is only a good deal if it covers the same work as the others. The checklist table below makes it easy to line quotes up side by side.
Why get three quotes
Deck prices vary a lot, even for the same deck. In the Lower Mainland, a composite deck typically costs $60 to $100 per sq ft installed. On a 300 sq ft deck, that is a spread of $18,000 to $30,000 before railings, stairs or permits. Builders price access, soil, product lines and railings differently, and some include items that others leave out.
One quote gives you nothing to compare. Two can leave you guessing which is closer to normal. With three, you can see where the middle sits and spot a quote that is missing work or priced high. Each builder may also notice something the others missed, such as wet soil, a tired ledger or tight access. Read more about why comparing quotes pays off.
Before builders visit, run your plan through the deck cost calculator so you have a fair benchmark in hand.
What a good deck quote includes
A good quote is written, itemised and specific enough that another builder could price the same job from it. Look for these details.
Footings. The type (concrete piers or helical screw piles) and the depth. Frost depth here is shallow, about 450 to 600 mm, but wet clay in parts of Surrey and high water tables in Richmond, Delta, Pitt Meadows and other floodplain areas often call for helical piles. These cost about $400 to $800 each, against $150 to $400 for a concrete pier, so footings alone can swing a quote.
Framing. The size and spacing of joists and beams. Composite boards often need joists at 12 in (305 mm) on centre, so check the spacing suits your boards.
Ledger and flashing. How the deck attaches to the house and how that joint is flashed. In our wet climate, proper ledger flashing is critical. Seismic ledger and lateral-load connections add hardware and labour, so they belong in the price.
Joist tape. Tape over the tops of the joists and beams helps protect the frame from rot. It adds about $1 to $2 per sq ft.
Decking product. The brand, the exact product line and the colour, not just "composite". Premium lines sit at the top of the price range, so two composite quotes may not be for the same board. Still choosing? See cedar vs composite decking.
Fasteners. Hidden clips or face screws for the boards, and the hardware for the frame.
Railings. The system, height, linear footage, gates and stair rails. Installed prices run from about $60 to $140 per linear ft for aluminum picket up to $300 to $400 for frameless glass.
Stairs. Number of steps, width, landing and handrail. A full flight from a raised deck typically costs $3,500 to $9,000.
Permit and drawings. Who prepares the drawings, who applies and whether the fee is included. Fees typically run $200 to $1,500. Rules vary by municipality, so confirm with your city; our deck permit guide is a good place to start. Surrey, for example, asks for a full drawing set and a title search (see Surrey deck permits).
Engineering. Whether a stamped design is needed, and whether it is included. Expect $1,500 to $4,000 for second-storey decks, covered roofs, sloped lots, helical piles or frameless glass. Maple Ridge, for one, requires sealed engineering for decks with an attached roof, glass in the guards or cantilevers over 24 in.
Demolition and disposal. Removing an old deck typically costs $800 to $3,500. Check that tear-out and dump fees are both in the price.
Cleanup. Daily tidying, a final cleanup and protection for lawns, gardens and siding.
Warranty. The builder's workmanship warranty in writing. This is separate from the product warranty, which on capped composite boards is typically 25 to 50 years.
Payment schedule. A deposit and progress payments tied to clear stages, such as footings, framing and completion.
Timeline. Start date, expected length of the job, and how permit waits and rain delays are handled. Permits usually take 3 to 8 weeks, or 6 to 12 weeks for covered or engineered decks. Our guide to the best time to build a deck covers seasonal timing.
Apples-to-apples checklist
Copy this table, or jot it on paper, and fill in one column per builder.
| Item | What the quote should say | Quote A | Quote B | Quote C |
|---|---|---|---|---|
| Footings | Type and depth | |||
| Framing | Joist size and spacing | |||
| Ledger | Attachment and flashing | |||
| Joist tape | Included or not | |||
| Decking | Brand, line and colour | |||
| Fasteners | Hidden clips or face screws | |||
| Railings | System, height, linear ft | |||
| Stairs | Steps, width, handrail | |||
| Permit and drawings | Who applies, fee included | |||
| Engineering | Needed, included | |||
| Demolition | Tear-out and disposal | |||
| Cleanup | Daily and final | |||
| Warranty | Workmanship terms in writing | |||
| Payments | Deposit and stages | |||
| Timeline | Start date and duration | |||
| Total | Before GST |
Evening out quotes that don't match
If one quote leaves something out, don't simply pick it. Ask that builder to price the missing item, or add a typical cost yourself so the comparison is fair. If a quote skips demolition, add $800 to $3,500. If it leaves out engineering on a second-storey deck, add $1,500 to $4,000.
Then divide each total by the deck area and check it against the typical ranges in our Lower Mainland deck cost guide. Finally, make sure every quote is on the same tax basis. BC contractor quotes are usually given before the 5% GST.
Red flags
- A single price with no breakdown, or a verbal quote only.
- "Composite" or "glass railing" with no brand, line or system named.
- No mention of footings, ledger flashing or a permit on a raised or attached deck.
- Being told you don't need a permit without the builder checking your municipality's rules. In Port Coquitlam, permit fees double if work starts before the permit is issued.
- A price far below the others. It may be missing work that later shows up as extras.
- Pressure to sign on the spot, or a large payment before any work starts.
- No proof of liability insurance or WorkSafeBC coverage.
Questions to ask each builder
- Are the drawings, permit application and fee in your price?
- What footings will you use here, and how deep? Does my soil need helical piles?
- How will you attach and flash the ledger?
- Is joist tape included?
- Which exact decking and railing products are you quoting, and can I see samples?
- Will this deck need engineering, and is it included?
- What happens if you find rot in the ledger or house framing? Ledger repairs alone can run $1,500 to $4,000.
- What is your workmanship warranty, and can I have it in writing?
- When can you start, how long will it take, and how do you handle rain delays?
- Can I see photos of similar decks you have built?
Good builders welcome these questions, and their answers tell you as much as the price does.
The easiest way to get three comparable quotes is to ask once. Request free quotes through Valley Deck Builders, and up to three vetted local deck builders will contact you to quote the same project.
Common questions
How many deck quotes should I get?
Three is a good number. It shows you where the middle of the market sits and makes a quote that is missing work or priced high easy to spot.
Should I always choose the cheapest deck quote?
Only if it covers the same work as the others. A low total often leaves out items such as permits, engineering, demolition or joist tape, which can add thousands of dollars later.
Is the building permit included in a deck quote?
Sometimes. Ask whether the builder prepares the drawings, applies for the permit and includes the fee, which typically runs about $200 to $1,500. Rules vary by municipality, so confirm with your city.
Why do deck quotes vary so much for the same project?
Builders price access, soil, product lines and railings differently, and some include permits, engineering or demolition while others do not. Footings alone can swing a quote, since helical piles cost about $400 to $800 each versus $150 to $400 for a concrete pier.