Homeowners call us convinced their deck is done. Most of the time, it isn't. Weathered gray boards, mildew, and a splintery surface are cosmetic, and they come off with a cleaner, a brightener, and a sander. The question that matters is whether the wood underneath is still sound.
We check three things on a deck inspection. First, the joists and beams: press a screwdriver into the framing near the ledger, posts, and anywhere water sits. Soft wood means rot. Second, the ledger board attachment to the house, which is where most deck failures start. Third, the posts at grade, where wood meets concrete or soil.
If the framing passes, restoration makes sense. We strip the old finish, replace any split or rotted deck boards, tighten fasteners and railings, sand everything smooth, and apply a penetrating stain that soaks into the wood rather than sitting on top. Done right, it's a fraction of replacement cost and lasts for years.
If the framing fails, we'll say so. Staining a deck with rotten joists is throwing money away, and we'd rather tell you that during a free estimate than after.