Retain or repair upper structure
Cohen resurfaces existing framing. ACS replaces joists as needed. MAT-CON describes post-demo framing inspection and T&M repairs, but also says “remove…framing”; confirm the intended scope.
At a glance
The decision starts with structure
Cohen and ACS retain existing upper framing/structure. Get It Rite and NexLevel rebuild it. MAT-CON appears to be a resurfacing proposal, but its framing language conflicts and needs written clarification. Only two bids include a lower dog deck.
Full upper rebuild
Get It Rite and NexLevel include complete demolition and all-new upper framing.
Include lower deck
Cohen includes a new composite dog deck. ACS includes a 12×22 lower deck with treated or Trex Lineage composite decking.
Mobile-friendly bid cards
What each price buys
Each card leads with configuration and scope—not just the total.
Composite · two deck areas
Cohen
$49,228.46
One stated configuration
Configuration
TimberTech Prime+ upper resurfacing, black TimberTech Impressions railing, new pergola, and a new lower composite dog deck with new framing.
- IncludedJoist tape
- IncludedLower dog deck
- UnclearUpper framing repair allowance
- UnclearPermits and tax
Scope caveat
The upper deck is resurfaced, not rebuilt. Confirm who absorbs hidden framing repairs after the boards come off.
Three configurations · two deck areas
ACS
$50,746
Trex Lineage + Westbury
$37,631
Aluminum-rail treated
$26,450
All-treated alternative
Configuration
Composite addendum: $31,217 upper + $15,600 lower + $3,929 pergola = $50,746. Aluminum option: $22,972 upper + $10,730 lower + $3,929 pergola. All-treated option: $15,308 upper + $7,213 lower + $3,929 pergola.
- Included12×22 lower deck and stairs
- IncludedTrex Lineage composite option, color TBD
- IncludedPermit line items and disposal
- As neededUpper joist replacement
- EvaluateExisting footings only
Scope caveat
The existing upper structure remains. Work names three posts/brackets; footings are evaluated, not automatically replaced. The handwritten $31,217 composite-upper total is $10 higher than the original $22,972 plus its stated $7,335 material and $900 permit lines; require a corrected written total.
Composite or treated · upper only
Get It Rite
$36,947
Composite
$27,947
Treated
Configuration
Complete elevated-deck demo and rebuild with all-new treated framing; Trex Enhance Basics + Westbury on the composite option.
- Included8 Diamond Pier footings
- IncludedNew stairs, flashing, fascia, hardware
- IncludedApprox. 17×12 pergola rebuild and cleanup
- Not includedLower dog deck
- UnclearGates, joist tape, permit and tax
Scope caveat
A strong upper-rebuild price cannot be compared directly until a lower-deck add-on and missing line items are quoted.
Composite · upper only · 430 sq ft
NexLevel
$48,765.78
Includes $1,880.13 financing charge
$46,885.65 exact subtotal before financing
Configuration
Full demo/rebuild with treated substructure, TimberTech Prime+, aluminum railing, composite fascia, stairs, two gates, and 14×16 pergola.
- Included5 helical footings
- IncludedJoist tape and ledger flashing
- IncludedPermits and tax
- Not includedLower deck
Scope caveat
A $1,000 discount was valid only on the estimate date. Confirm whether it is reflected in the listed numbers; do not assume it remains available.
Trex Transcend · upper only
MAT-CON
$29,539.00
Proposal dated 7/23/26 · License BC631506
Configuration
Remove old decking, handrails, and lattice; install Trex Transcend decking and black AFCO 200 Series handrails; haul away old decking and handrails; and build a new 4-foot-wide stairway with a gate at the top.
- IncludedTrex Transcend + AFCO 200 Series
- Included4-foot stairway and top gate
- IncludedDecking and handrail haul-away
- ExtraRotten framing: time + materials
- Not includedPermit, painting, and staining
- Not includedLower deck and lattice/pergola replacement
Scope caveat
The proposal is internally inconsistent: its opening line says remove decking, handrails, lattice “and framing,” but a later line says inspect framing after decking removal and charge only needed framing at time and materials. Treat this as resurfacing with uncertain repair exposure unless MAT-CON confirms otherwise in writing. Payments are one-third at start, one-third when decking and handrails are off, and one-third at completion.
Desktop comparison grid
Scope, line by line
Green means expressly included, gray means expressly excluded, and amber flags something conditional or not clear from the proposal.
Included
Not included
Unclear / conditional
Scope item
Cohen$49,228.46
ACS$50,746 composite / $37,631 / $26,450
Get It Rite$36,947 / $27,947
NexLevel$48,765.78 financed
MAT-CON$29,539 upper only
Upper approach
ResurfaceExisting framing
RetainJoists replaced as needed
Full rebuildAll-new treated framing
Full rebuild430 sq ft upper
ClarifyConflicting removal / T&M repair language
Decking / railing
TimberTech Prime+TimberTech Impressions, black
Trex Lineage or treatedWestbury, or all-treated alternative
Trex Enhance Basics or treatedWestbury on composite option
TimberTech Prime+Aluminum railing
Trex TranscendAFCO 200 Series, black
Lower dog deck
IncludedComposite, new framing
Included12×22 treated or Trex Lineage
Not included
Not included
Not included
Pergola
New pergola
$3,929 line
RebuiltApprox. 17×12
14×16
No replacement statedLattice removal only
Footings
Unclear
Evaluate only3 posts/brackets named
8 Diamond Piers
5 helical
Not stated
Stairs
Confirm scope
Included
New stairs
Included
New 4-foot stair
Joist tape
Included
Confirm
Unclear
Included
Not stated
Gates
Confirm
Confirm
Unclear
2 gates
Gate at stair top
Permits / tax
Unclear
Permit linesComposite-upper addendum: $900; confirm tax
Both unclear
Both included
Permit excludedTax not stated
Disposal / cleanup
Confirm
Disposal
Cleanup
Confirm
Decking / handrailsLattice disposal not expressly stated
On smaller screens, use the bid cards above for the same core comparison without horizontal scrolling.
Normalize before choosing
Send every contractor the same questions
Ask for written, fixed-price answers or clearly stated allowances. That turns five different proposals into a decision you can defend.
-
01
Lower-deck add-on
Price the same 12×22 lower dog deck, with the same decking, railing, stairs, gate count, framing, and footings.
-
02
Permits and tax
Are permit fees, plan review, inspections, sales tax, and any engineering costs included in the total?
-
03
Gates
How many self-closing or standard gates are included, where are they located, and what hardware is specified?
-
04
Stair scope
Confirm stair count, width, landings, railing, stringer material, lighting or code upgrades, and upper versus lower locations.
-
05
Framing repairs
For retained framing, define the included repair allowance, unit prices, approval process, and maximum exposure after demolition.
-
06
Footings
State the exact count and type, whether existing footings pass inspection, and the price if any must be replaced or upgraded.
-
07
Joist tape and flashing
Confirm joist tape coverage, ledger flashing, beam/post protection, and the exact products used.
-
08
Materials and warranty
Lock the product lines, board profiles, colors, railing series, fasteners, and manufacturer plus workmanship warranties.
-
09
Payment and changes
Provide deposit and milestone schedule, change-order markup, cancellation terms, start window, duration, and final-payment trigger.
Bottom line
Choose the construction strategy first
The “best” bid changes depending on whether the current upper structure is worth keeping.
Lowest stated two-area option if the upper structure is sound and treated materials are acceptable
ACS, treated configurations · $26,450 / $37,631
ACS’s $26,450 all-treated package is its lowest stated total for the upper work, 12×22 lower deck, and pergola. The $37,631 aluminum-rail option covers the same core areas with treated decking and adds an $11,181 premium over the all-treated package for the aluminum-railing configuration; it is $11,597.46 below Cohen. ACS also states a $50,746 Trex Lineage + Westbury package for both deck areas and the pergola—$1,517.54 above Cohen—subject to correcting the addendum’s $10 upper-total discrepancy. Every ACS choice depends on retaining the upper structure and existing footings; confirm permit, tax, stair, and disposal details for the selected configuration, and require a documented structural/footing assessment with a capped repair allowance.
Recommended next move
Request one normalized revision from each bidder.
Use the nine questions above and require a final total for the same upper deck, 12×22 lower dog deck, pergola, stairs, gates, permits, tax, disposal, and footing strategy. Then compare the revised contracts—not today’s headlines.