Sample Analysis Output
450 sqft elevated composite deck · ZIP 06820 · Budget $35,000–$60,000 · 5 contractor bids analyzed
This is sample data for demonstration purposes. Names and numbers are illustrative.
Our Recommendation
Best value at $65/sqft — Trex Pro Platinum installer with 10-year labor warranty, milestone payments, and complete structural specs. Ready to sign.
Comparison Table
| Contractor | Total | $/sqft | Material | Warranty | Deposit | Score | Verdict |
|---|---|---|---|---|---|---|---|
| Sound Shore Decks | $42,500 | $65 | Trex Transcend Lineage | 10yr labor + 50yr material | 25% | 8.8 | Sign |
| Westchester Deck Company | $47,200 | $73 | Trex Transcend | 2yr labor + 50yr material | 33% | 8.5 | Negotiate |
| Connecticut Outdoor Living | $54,800 | $84 | TimberTech AZEK Vintage | 5yr labor + lifetime material | 20% | 8.8 | Negotiate |
| Tri-State Handyman Services | $19,500 | $30 | Unspecified | 90-day labor | 70% | 4.0 | Walk Away |
| Dave's Deck & Patio | $28,000 | $43 | Unspecified | 1yr labor | 50% | 2.0 | Walk Away |
Executive Summary
Sound Shore Decks is the clear best value at $65/sqft with Trex Pro Platinum certification, milestone payments, and a 10-year labor warranty. Connecticut Outdoor Living offers premium AZEK PVC at $84/sqft — justified for the material but negotiate the 15% project management fee. Avoid Tri-State Handyman (70% deposit, no license) and Dave's Deck & Patio (zero structural specs, no permit plan).
Sample analysis generated 3/29/2026
Cost Breakdown
Implied markup: 22% · Implied labor rate: $63/hr
Implied markup: 29% · Implied labor rate: $90/hr
Implied markup: 0% · Implied labor rate: $40/hr
Implied markup: 13% · Implied labor rate: $10/hr
Implied markup: 23% · Implied labor rate: $25/hr
Change Order Risks
| Risk | Cost | Sound Shore | Connecticut Outdoor | Westchester Deck | Tri-State Handyman | Dave's Deck |
|---|---|---|---|---|---|---|
Ledger board rot behind siding 35% | $800–$5,000 | ✓ | ✓ | — | — | — |
Footing issues (frost depth, soil) 25% | $500–$4,000 | ✓ | ✓ | ✓ | — | — |
Siding repair at ledger connection 20% | $300–$2,000 | ✓ | — | — | — | — |
Termite/insect damage in framing 15% | $500–$8,000 | — | ✓ | — | — | — |
Bid Scorecards
8.8
/10
+ Complete structural specs with joist sizes, beam spans, and Simpson hardware — rare level of detail.
− No contingency pricing for unforeseen conditions behind existing siding.
8.5
/10
+ Excellent line item detail with 24 separate cost categories — very transparent.
− Trex product line not specified — could be Enhance ($50/sqft installed) or Transcend ($90/sqft).
8.8
/10
+ Helical pier foundation and AZEK PVC with lifetime warranty — premium specs fully justified.
− 15% project management fee ($8,220) is above industry standard of 10%.
4.0
/10
+ Lowest price in the group at $30/sqft.
− No structural specs, no permit mentioned, 70% deposit, 90-day warranty, no license number — every red flag.
2.0
/10
+ Included demolition as a separate line item.
− Materials "depend on availability," no joist/beam specs, no permit, 50% deposit, 1-year warranty.
Ready to Sign
Best value at $65/sqft — Trex Pro Platinum installer with 10-year labor warranty, milestone payments, and complete structural specs. Ready to sign.
What is the per-unit rate for joist replacement if rot is found beyond the 3 joists included in your allowance?
35% of deck rebuilds discover additional rot — having a pre-agreed rate prevents surprise change orders.
Will you pull the permit directly or do I need to arrange that separately?
Your bid references permit but doesn't specify who handles the application and inspection scheduling.
Can you confirm the 25/25/25/25 milestone payment schedule is fixed — not front-loaded if material costs change?
Locking payment milestones protects against mid-project renegotiation.
What happens if the existing ledger flashing is inadequate — is siding repair included or a separate change order?
20% probability of siding repair needed at ledger. Getting this in writing avoids a $300-$2,000 surprise.
Negotiate Before Signing
Solid at $73/sqft — negotiate 33% deposit down to 25%, get the specific Trex product line in writing (Transcend vs Lineage), then sign.
Which specific Trex product line is included — Enhance, Select, Transcend, or Transcend Lineage?
The price difference between Trex lines is 2-3x. At $73/sqft, Transcend is fair but Enhance would be overpriced.
Would you accept a 25% deposit instead of 33%? Industry standard is 10-25% for a project this size.
33% of $47,200 = $15,576 upfront. Reducing to 25% ($11,800) lowers your financial exposure by $3,776.
Your bid doesn't mention ledger flashing — what method and material will you use?
IRC R507.2.1 requires flashing at the ledger. Missing flashing is the #1 cause of water damage and deck failures.
Negotiate Before Signing
Premium AZEK at $84/sqft with helical piers is justified — but negotiate the 15% PM fee ($8,220) down to 10%. Lifetime material warranty is excellent.
The 15% project management fee ($8,220) is above the 10% industry standard — is there flexibility on this line item?
Reducing from 15% to 10% saves $2,740 with no change in materials or labor quality.
What specific TimberTech AZEK collection is included — Vintage, Harvest, or Landmark?
AZEK Vintage ($15/sqft) vs Harvest ($14/sqft) has a meaningful price difference at 450 sqft.
With helical piers instead of concrete footings, does the permit process differ in Darien?
Some jurisdictions have specific requirements for helical pier installations that may affect timeline.
Detailed Findings
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Analyze My Bids — FreeSample analysis for demonstration only. Contractor names are fictitious. AI-generated analysis is not a substitute for professional advice. Full disclaimer.