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 Trex Lineage composite decking.
One-row bid comparison
What each price buys
Every contractor stays in the same comparison row, with one composite-decking configuration shown for each bidder.
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.
Composite · two deck areas
ACS
$50,746
Trex Lineage + Westbury
Configuration
Composite addendum: $31,217 upper + $15,600 lower + $3,929 pergola = $50,746.
- Included12×22 lower deck and stairs
- IncludedTrex Lineage composite decking, 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 its itemized calculation; require a corrected written total.
Composite · upper only
Get It Rite
$36,947
Trex Enhance Basics + Westbury
Configuration
Complete elevated-deck demo and rebuild with all-new treated framing, Trex Enhance Basics decking, and Westbury railing.
- 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.
Line-by-line comparison
Scope, line by line
Green means expressly included, gray means expressly excluded, and amber flags something conditional or not clear. Swipe sideways at narrower widths; the scope label stays pinned.
Included
Not included
Unclear / conditional
Scope item
Cohen$49,228.46
ACS$50,746 composite
Get It Rite$36,947 composite
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 LineageWestbury railing
Trex Enhance BasicsWestbury railing
TimberTech Prime+Aluminum railing
Trex TranscendAFCO 200 Series, black
Lower dog deck
IncludedComposite, new framing
Included12×22 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
Swipe sideways to compare each contractor. The left-hand scope labels stay visible as you move across the table.
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 composite price
MAT-CON · $29,539 upper only
Trex Transcend, black AFCO 200 Series railing, a new 4-foot stair, and a top gate are attractive at this price, but there is no lower deck or replacement pergola/lattice. Resolve the proposal’s contradictory framing language, cap time-and-materials repair exposure, and add permit cost before comparing it with fixed-scope bids.
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.