Existing Conditions#

  • Existing deck attached to the rear of the house.
  • Dimensions: 14’-0" deep (N–S, out from house) × 13’-10" wide (E–W, along house), matching the measured existing footprint — unchanged in reconstruction.
  • Shape: square footprint with the two outside corners (opposite the house) clipped diagonally by 23".
  • Existing construction: pressure-treated lumber on concrete piers; ledger-attached to rim joist.
  • Existing ledger does not meet current IRC R507.9 attachment / flashing requirements and must be fully replaced.
  • The new ledger will be installed continuous with no utility penetrations.
  • Structural condition of remaining framing (posts, beams, joists, decking) has deteriorated to the point where none of it can be reused; owner has confirmed by on-site inspection that the entire assembly will be demolished and rebuilt from footings up.
  • Height above grade: measured at 28" at reference point; grade variation at the deck perimeter could reach 30" at the highest differential point. Design treats the deck as ≥30" above grade, triggering IRC R312 guardrail requirements — guardrail is included as part of this scope regardless of exact measurement.

Work To Be Performed#

  1. Demolition. Remove existing decking, railings, stairs, joists, beams, ledger, and the (3) existing buried 4×4 posts. The existing posts are set directly in the ground (post-in-ground method) — this is not a code-compliant footing under RCO R507 and they carry no bearing credit toward the new structure. Pull or cut the 4×4s below grade; excavate and dispose of any deteriorated wood and loose backfill. Dispose of all demolished materials off-site.

  2. Pier footings. Install (3) new concrete pier footings along the beam line at the positions tabulated in the Framing Plan — Posts layout (0", 6’-11", and 13’-10" east of the west deck edge; all on the beam line 11’-9" north of the house wall). Footings bear on undisturbed soil at 32 in. below grade (Franklin County frost depth), 18" diameter minimum, with a pier stem extending from the footing up to ~2–3 in. above finished grade. Concrete 3,000 psi @ 28 days. Reinforcement per Franklin County Deck Guide — unreinforced pier is acceptable at this tributary load; owner may optionally include (4) #4 vertical bars for added robustness. Existing post locations note: the (3) existing buried 4×4 post positions are at roughly 12’-0" from the house, which sits about 3" north of the new 11’-9" beam line. The existing posts are not being reused as footings, and the new pier holes will pass through the disturbed zone from each old 4×4 location. Auger each new hole fully to 32" depth so the bearing surface at the bottom is undisturbed native soil, below any disturbed backfill from the old 4×4s. Construction sequence:

    1. Layout. Mark the (3) post centerlines along the beam line per the Framing Plan (~6’-11" o.c. over the 13’-10" beam length). Check alignment parallel to the house wall.
    2. Excavate. Dig each hole to 32 in. minimum below finished grade. Flare the bottom of the hole to a bell ≥18 in. diameter if native soil requires increased bearing area. Bottom of hole must be undisturbed native soil — no loose fill.
    3. Base prep. Tamp the bottom. If the hole encounters loose/organic soil, dig deeper to competent bearing or place 2–4 in. of compacted ¾" gravel.
    4. Forms. Set a 12 in. dia. (min.) Sonotube or equivalent form from the bottom of the hole up through grade, trimmed 2–3 in. above grade. Brace plumb.
    5. Reinforcement (optional, per FCDG). If including rebar, assemble (4) #4 vertical bars tied with #3 stirrups at 12 in. o.c.; suspend in the form with ≥3 in. concrete cover to sides and bottom (use rebar chairs or tie wire). Otherwise proceed to inspection.
    6. Inspection hold-point. Call for Franklin County footing inspection before the pour. Inspector verifies depth, bearing, and (if present) rebar placement and cover. Do not pour until released.
    7. Pour. Place 3,000 psi concrete continuously. Consolidate with a rod or vibrator to eliminate voids. Slightly crown or dome the top of the stem to shed water away from the post base.
    8. Set anchor. While concrete is still plastic, embed a ⅝ in. × 7 in. J-bolt or cast-in-place anchor for the Simpson ABU66Z, plumb and centered over the post centerline; match the ABU66Z’s bolt pattern and projection per Simpson instructions.
    9. Cure. Protect from freezing and rapid drying; allow 7 days minimum before loading with posts and beam.
    10. Install post bases. Thread the Simpson ABU66Z onto each anchor bolt over a bearing plate, level, and tighten to spec. The standoff lifts the 6×6 post ≥1 in. above the concrete so the post end grain stays dry — IRC R507.4 / R317.1.

  3. Posts. Set (3) 6×6 Southern Pine #2 PT (UC4A) posts on the new footings using Simpson ABU66Z standoff post bases, spaced ~6’-11" o.c. along the 13’-10" beam line.

  4. Beams. Install one 2-ply 2×8 Southern Pine #2 PT beam, 13’-10" long, running parallel to the house at 11’-9" from the ledger. Connect plies with (2) rows of SDWS22500DB structural screws at 16" o.c., staggered. Attach to post tops with Simpson AC6Z or PCZ post caps.

  5. Ledger. Install new 2×8 PT (UC4A) ledger with a positive mechanical connection to the house floor framing (not to sheathing alone). Attach to the solid sawn lumber band joist (also called the rim joist) — owner to verify band is sawn 2× lumber (not OSB/LVL rim board) and in sound condition before installation; replace any rot-compromised lumber first. Fasten with ½" HDG through-bolts with washers at 23" o.c. staggered (or ½" lag screws at 15" o.c. staggered where through-bolt access is impractical), per RCO Table 507.9.1.3(1) for 2×8 SP joists at the 11’-9" back-span with 40 psf LL + 10 psf DL; edge/end distances per RCO Figures 507.9.1.3(1) and 507.9.1.3(2). Install continuous corrosion-resistant metal drip cap / Z-flashing over the ledger top and step flashing where the ledger meets wall cladding, integrated with the existing WRB. Additionally install (2) Simpson DTT2Z lateral load tension ties per RCO 507.9.2, located at approximately the ¼-points along the ledger, tying the deck joists through the band joist into interior floor framing per the Franklin County Deck Guide detail.

  6. Joists. Install 2×8 PT SP #2 joists at 16" o.c., face-mounted to the ledger with Simpson LUS28 hangers. Joists bear fully on top of the beam (primary vertical load path) and are secured with Simpson H2.5A hurricane ties at each joist for uplift resistance only (not primary bearing). Joists cantilever 2’-3" past the beam to the outer edge. At the two clipped corners, joists terminate at the angled rim joist via Simpson LSSU210 skewed hangers; see Framing Plan for details.

  7. Decking. Install pressure-treated 5/4×6 Southern Pine decking over the joists, fastened with HDG ring-shank or composite-compatible deck screws per manufacturer instructions. Gap boards ⅛" min. for drainage. The deck follows a ⅛" per foot slope away from the house (~1¾" total drop) set during framing via beam elevation — see Framing Plan. (Slope is added as best practice for moisture management; not code-required for PT gapped-board decks.)

  8. Railing. Install code-compliant guardrail around the full perimeter (except the stair opening and the house side), per IRC R312: 36 in. min height from deck surface to top rail, 4 in. sphere rule on infill, 200 lbf concentrated load and 50 lbf/sq ft infill load capacity. Guardrail posts mounted inside the rim joist with full-height solid blocking between joists, secured with Simpson DTT2Z hold-down tension ties per IRC R507.10 — posts are not notched. Guardrail is included regardless of exact deck-to-grade measurement — see Existing Conditions.

  9. Stairs and landing. Install a single run of stairs off the east (right) side of the deck, carrying traffic from deck level down to grade:

    • Opening in deck rim: 36" wide, beginning 67" from the house-side edge of the deck (east rim) and extending north to 103" from the house.
    • Rise / run: 4 risers × 7.5" (total 30") and 3 treads × 11" (total 33" run), within IRC R311.7.5 limits (max 7¾" rise, min 10" tread, ≤ ⅜" variation between risers).
    • Stringers: (3) 2×12 Southern Pine #2 PT stringers, notched per IRC R311.7.3. Top of stringers hung from deck rim with Simpson LSC stair stringer connectors. At the bottom, stringers sit on a PT 2×6 kicker plate that bears on the compacted aggregate base beneath the paver landing — pavers are the finish surface only, not structural bearing. The kicker is anchored to the aggregate base to prevent lateral movement only (not for vertical load transfer); galvanized angle brackets tie the stringers to the kicker.
    • Treads / risers: 5/4×6 or 2×6 PT decking stock to match deck boards; closed risers.
    • Handrails: Graspable handrail per IRC R311.7.8 on both sides (34"–38" above nosings, Type I profile, continuous, returns to guardrail post at top and newel at bottom).
    • Guardrail continuity: Deck guardrail returns around the stair opening on the east side; open side of stairs carries a guardrail to 34" min (measured vertically from tread nosings) per IRC R312.1.2.
    • Bottom landing: 36" × 36" level paver pad set on 4" minimum compacted gravel base, aligned with the bottom of the stairs. Satisfies the landing-at-stair-bottom minimum per IRC R311.7.6 (landing ≥ stair width × 36" in travel direction).

  10. Lighting / electrical. Out of scope for this project. No new electrical work; no modification to any existing exterior receptacle or fixture.

What Is Not Changing#

  • Overall footprint.
  • Height above grade.
  • Point of attachment to the house.
  • Use (private residential rear deck).

Work Schedule#

  • Target start: TBD, pending permit approval
  • Target completion: within 30 days of start
Backward Cover Sheet Corrections Addressed Forward