Deck and Outdoor Living Builder in Redmond, WA
Redmond's subdivisions from the 1980s and 1990s were built with pressure-treated decks that are now soft at the ledger and grey at the boards, and replacing them is most of our Redmond work. Clients there typically want a bigger deck than the original, in composite, with a covered or screened section for the long wet season. Our shop is fifteen minutes away.
Get a Free Design & Quote — we will inspect the old deck before we price the new one.
Get a Free Design & Quote Call +1(425) 518-1187
Redmond yards and what they need
Two-story homes with original decks off the family room. Replacements in composite, wider footprints, aluminum railings.
Older ramblers and daylight basements near Lake Sammamish. Second-story decks and lakeward slopes.
Newer, larger lots. Screened porches, pavilions, outdoor kitchens.
Small decks and balconies, railing upgrades.
Redmond permits for decks and porches
Redmond's Development Services requires permits for elevated decks, roofed structures and hot tub decks, submitted online with a site plan and framing details. Many Redmond lots carry stream or wetland buffers along Bear Creek, Evans Creek and the Sammamish River, and new footings inside a buffer are restricted. HOA approval is common in 1990s subdivisions, with rules on deck color and railing style. We prepare both the city and HOA submittals from the same drawings. What the city reviews, and how long it takes, is in our deck permit guide.
Things we design around in Redmond
- Stream and wetland buffers limiting where footings can go.
- HOA material and color standards.
- Mature firs on older lots dropping needles onto decks.
- Larger replacement footprints that may trigger new setback checks.
Redmond neighborhoods we build in
Redmond deck and patio questions
Can my replacement deck be bigger than the old one?
Usually, within setbacks and lot coverage. A larger elevated deck needs a permit even if the old one never had one.
Will my HOA approve composite decking?
Most Redmond HOAs approve composite in earth tones. We include manufacturer color samples and drawings in the HOA package.
Can a screened porch go where my old deck is?
Yes, if the footings and framing are rebuilt for the roof load, which they usually need to be anyway.
How long does a Redmond permit take?
A few weeks for a deck replacement with a complete submittal; longer near a buffer.
Reaching us from Redmond
Hans Construction serves Redmond from 12006 98th Ave NE, Kirkland, WA 98034, about fifteen minutes via NE 116th St or SR 520. +1(425) 518-1187.
Send photos of the old deck and its underside. We will tell you replace or repair.