If you live in Douglas County, Colorado — whether in Highlands Ranch, Castle Rock, Parker, Lone Tree, or an unincorporated community — maintaining your deck is essential for safety, beauty, and home value.
While many residents dream about building a brand-new deck, repairing and restoring your existing one can often be faster, more cost-effective, and just as satisfying.
This guide walks you through how to repair your deck step-by-step, what permits you might need, and the Douglas County requirements that apply to both repairs and rebuilds.
Step 1: Assess the Condition of Your Deck
Before starting repairs, do a thorough inspection. Look for:
- Rotten or cracked boards — especially near the ledger board and stairs.
- Loose nails or screws — can lead to unsafe railings or floorboards.
- Rust or corrosion on metal connectors, hangers, or bolts.
- Sagging or unstable areas — often caused by weakened joists or beams.
- Railing gaps larger than 4″ — a safety code violation if deck is over 30″ high.
💡 Pro Tip: Take photos of problem areas. If you need a permit, these will help your contractor or Douglas County’s Building Division understand your project.
Step 2: Determine If You Need a Permit
In Douglas County, minor repairs — like replacing a few boards with the same material — may not require a permit. However, a permit is required if you:
- Replace or modify structural components (ledger board, joists, beams, posts).
- Change the size, shape, or height of your deck.
- Replace decking material with a different type (e.g., switching from wood to composite).
- Add or rebuild stairs, railings, or guards.
- Make any change affecting load-bearing capacity.
📍 Douglas County Building Division Contact:
- Phone: 303-660-7497
- Address: 100 Third Street, Castle Rock, CO 80104
- Website: Douglas County Building Division – Deck Permits
Step 3: Gather Required Documents (If a Permit Is Needed)
If your repair requires a permit, you’ll need to submit:
| Requirement | Details |
|---|---|
| Building Permit Application | Include contractor details or complete a Homeowner Agreement Form if doing it yourself. |
| Construction Plans | One scaled set (¼” = 1′) on white paper with blue/black ink. Must show dimensions, materials, and framing details. |
| Site Plan | Show deck location, property lines, distances to other structures, and post/beam/joist layout. |
| Material Specs | If using composite/synthetic decking or railings, provide manufacturer’s specifications. |
| HOA Approval Letter | If your neighborhood requires it (common in Highlands Ranch & Castle Pines). |
| Egress & Window Well Locations | Required if your deck is above or near basement windows. |
Step 4: Plan Your Repair Work
Structural Repairs
- Replace rotted posts with pressure-treated lumber or steel.
- Upgrade joist hangers to non-corrosive metal for Colorado’s freeze-thaw cycles.
- Ensure beams splice directly over posts with 1½” minimum bearing.
Deck Surface Repairs
- Sand and refinish solid wood decking every 2–3 years.
- For composite decking, clean with manufacturer-approved solutions.
Railing & Stair Repairs
- Rail height: 36″ minimum from deck surface to top of guard.
- Stair tread depth: 10″ minimum, riser height: 7¾” maximum.
- Handrails required if 4+ risers; must be between 34″–38″ high.
Step 5: Submit Your Application (If Required)
Bring your completed application packet to the Douglas County Building Division or submit online (if available).
Most simple deck repair permits are processed quickly — often within a few days.
Step 6: Schedule Inspections
If a permit was issued, you’ll typically need at least one inspection:
- Footing Inspection — before concrete is poured (if posts are replaced).
- Framing Inspection — before decking is installed.
- Final Inspection — when all repairs are complete.
💡 Tip: Inspections can be scheduled through the county’s online portal or by phone.
Step 7: Perform Repairs or Hire a Contractor
- DIY repairs are fine if you have the skills and tools — but structural work is often best left to licensed contractors.
- In Highlands Ranch, Castle Rock, and Parker, many neighborhoods have HOA-approved contractor lists.
- Always verify insurance and experience before hiring.
Step 8: Maintain Your Deck for Longevity
Once repairs are complete:
- Clean your deck annually.
- Seal wood decks every 2–3 years.
- Check railings and stairs each spring.
- Keep snow and debris off the surface to prevent moisture damage.
Douglas County Deck Repair FAQ
Do I need a permit just to replace a few damaged or loose deck boards?
In most cases, no permit is required for replacing a few surface boards with the same type of material. This is considered minor maintenance.
However, you will need a permit if:
- You replace a significant portion of the deck surface with a different material (e.g., wood to composite).
- You replace any structural components like beams, joists, or posts.
- You make changes that alter the deck’s load-bearing capacity or design.
If you’re unsure whether your repair qualifies as minor maintenance, call the Douglas County Building Division at 303-660-7497 for clarification.
Can I use composite materials, like Trex, for my deck repair?
Yes, composite and other synthetic decking materials are allowed in Douglas County. If your repair requires a permit, you must submit the manufacturer’s installation specifications along with your permit application. Composite materials may also require additional joist spacing — often 12″ on center instead of 16″ — so check the product requirements before installing.
How do I know if my deck repair requires HOA approval?
Many neighborhoods in Douglas County — especially in Highlands Ranch, Castle Pines, and parts of Parker — have Homeowners’ Associations (HOAs).
If your home is in an HOA community, you may need an Architectural Control Committee (ACC) approval letter before the county will process your permit.
Common HOA requirements include:
- Approved deck colors for stain or composite materials.
- Height restrictions or setback rules.
- Matching railing designs to the rest of the community.
What happens if I repair or rebuild my deck without a required permit?
Doing work without a required permit can result in:
- Problems during home inspections if you decide to sell your house — unpermitted work can delay or block a sale.
- Stop work orders from Douglas County inspectors.
- Fines and penalties that must be paid before work can continue.
- Being required to remove or redo non-compliant work, which can be expensive.
How long does it take to get a deck repair permit approved?
For straightforward repairs and rebuilds, most Douglas County deck permits are processed in a few business days if your application is complete.
Delays can occur if:
- The site plan or construction drawings are incomplete.
- HOA approval is missing.
- The county requests engineering review for special conditions like attaching to a cantilever or using unusual materials.
Can I keep using my deck while it’s being repaired?
If the repairs are strictly cosmetic — such as sanding, sealing, or replacing a few surface boards — you can usually continue using your deck.
However, you should avoid using your deck if:
- Structural supports (posts, beams, or joists) are being replaced.
- The deck has unstable railings or large gaps in the walking surface.
- The work area poses a tripping or falling hazard.
For safety, it’s best to block off the work zone until repairs are complete.
What inspections are required for deck repairs in Douglas County?
If your repair work requires a permit, the county may require one or more inspections:
| Inspection Type | When It Happens |
|---|---|
| Footing Inspection | Before concrete footings are poured for new or replaced posts. |
| Framing Inspection | After framing is complete, but before decking boards are installed. |
| Final Inspection | When all repairs are finished, ensuring everything meets safety and code requirements. |
You can schedule inspections through the Douglas County online portal or by calling 303-660-7497.
How much does it cost to repair a deck in Douglas County?
Costs vary depending on the scope of work, materials, and whether you DIY or hire a contractor:
- Minor surface repairs (few boards replaced): $100–$500.
- Railing replacement: $500–$1,500.
- Partial structural repairs: $1,000–$5,000.
- Full tear-down and rebuild: $8,000–$20,000+.
Permits typically range from $50 to $200, depending on the project size.
Are there special rules for decks above basement egress windows?
Yes. Emergency escape windows can be located under decks as long as:
- The window can fully open.
- There’s a clear path at least 36″ high from the window to a yard or court.
For walkout basements or patios, a 6’8″ clearance may be required.
What is the difference between a deck repair and a deck replacement?
- Deck Repair: Involves fixing specific issues without changing the overall design, footprint, or primary structure.
- Deck Replacement/Rebuild: Involves removing and rebuilding most or all of the deck structure, which almost always requires a permit and updated plans.