Deck Ledger Repair
The single most common cause of a residential deck collapsing is the ledger — the structural board that ties the deck to the house. The 2008-vintage cedar deck whose builder used framing nails instead of structural lag screws because nailed ledgers were faster and the inspector did not catch it. The 1998 pressure-treated deck whose ledger flashing was installed reversed so rainwater has been draining behind the siding into the rim joist for twenty-five years. The 2003 deck whose ledger has no flashing at all because the builder skipped it and counted on the siding caulk to hold. The honest call on every Seattle deck older than ten years is to inspect the ledger before you trust the deck — nailed ledgers are the single most cited failure mode in residential deck-collapse investigations. Deck ledger repair is the trade for catching that failure before the deck pulls away from the house — re-fasten old nailed ledgers with LedgerLOK or GRK structural lag screws to the current deck-code spacing, install Z-flashing or vinyl L-flashing so water sheds away from the rim, and cut out and replace rotted ledger sections with matched pressure-treated stock. From $1,200 for a re-fasten-and-flash visit on a sound ledger up to $4,500 for a partial cut-and-replace where a section of the ledger has rotted. Full ledger replacement requiring rim-joist work or an engineer's sign-off routes to a licensed Washington L&I general contractor with the engineer's fee passed through on the quote.
Service
How Deck Ledger Repair Works
Seven sequential steps from the attachment inspection through the flashing install, lag drive, and finish documentation — the sequence we follow on every deck ledger repair.
Diagnostic Inspection of the Existing Ledger Attachment
We pull back siding or flashing that obstructs the view of the top of the ledger, identify the fastener type (nails, lag screws, through-bolts), count and measure the existing fastener spacing, and check engagement into the rim joist. Nailed ledgers are the single most cited failure mode in residential deck-collapse investigations; we treat every nailed ledger as a structural priority.
Flashing Inspection at the Deck-to-House Tieoff
Visual check from above of the existing flashing. Missing, reversed, corroded, or improperly lapped flashing all let water get behind the siding into the rim joist. We document what is there and what is needed. Where the existing flashing is irreparable, we plan the pull-and-replace as part of the visit.
Moisture Meter Reading on the Rim Joist Behind the Ledger
Through the existing lag holes (or a pulled siding section where access requires) we take moisture meter readings on the rim joist. Healthy rim reads 8 to 14 percent; failing rim reads above 20 percent. The reading decides whether the visit stays a Handis re-fasten-and-flash or crosses into permit-required rim-joist replacement.
Source LedgerLOK or GRK Structural Lags and Z-Flashing to Spec
Structural lag screws sized to the ledger and rim depth (typical 5/16 diameter, 4-1/2 to 6 inch length), in the code-required spacing pattern. Z-flashing or vinyl L-flashing sized to the ledger profile. Manufacturer-rated sealant for flashing seams. All materials sourced before the visit so the work is one trip.
Drive LedgerLOK or GRK Lags into the Code-Required Pattern
Pre-drill the ledger and rim per manufacturer spec. Drive each lag to the manufacturer torque. Follow the current residential deck code spacing pattern based on deck dimension and load — single-row staggered or double-row staggered depending on the load calculation. Old nails left in place to maintain the existing connection during the transition.
Install Z-Flashing or Vinyl L-Flashing Above the Ledger
Pull the bottom course of siding where access requires (cedar shake, board-and-batten). Install the flashing properly oriented — tucks behind siding above, drapes over the ledger top, projects forward to drip clear. Seal seams with manufacturer-rated sealant. Re-install pulled siding clean.
Cut-Out and Replace Rotted Ledger Sections (Where Scope Allows)
For a rotted ledger section that meets the cut-and-replace threshold (rot under 50 percent of the ledger length, rim behind still sound), support the deck temporarily, cut the failed section clean, install matched pressure-treated stock, fasten with structural lags into solid rim on both ends. Larger rot or compromised rim routes to a licensed Washington L&I GC.
Deck Ledger Repair Pricing
Final pricing depends on the existing attachment condition, the flashing condition, the ledger length, whether siding has to be pulled for access, and whether the rim joist behind the ledger is sound or has crossed into permit-required replacement territory. Rim-joist replacement that requires an engineer's sign-off and a Washington L&I building permit routes to a licensed general contractor — that portion is quoted as a pass-through with the GC and engineer fees named line by line. Request a free estimate for an accurate quote.
Send us photos of the ledger from above (fasteners and flashing) and from inside the rim if you can — we will tell you whether it is a re-fasten visit or a permit-GC scope.
Why Handis for Deck Ledger Repair
The single most common residential deck-collapse failure mode in two decades of investigation is the nailed ledger. The builder used framing nails because they were faster and the inspector did not catch it. The flashing was installed reversed or skipped entirely because the builder counted on the siding caulk to hold. The rim joist behind has been quietly wicking water for fifteen years, the rot has propagated under the ledger from the back side, and one Saturday in August the deck pulls away from the house with twenty people on it. The current residential deck code has required structural lag screws and proper flashing since the early 2000s — but every Seattle deck built before that update, and most of the decks built by installers who never caught up, is at risk. The inspection takes 30 minutes. The re-fasten visit is $1,200. The post-collapse insurance call is six figures.
Estimate
Tell us the deck age (build year if known), the visible fastener type at the ledger (nails, lag bolts, through-bolts, can't tell), the visible flashing situation (proper Z-flashing, missing, looks wrong, can't tell from above), the siding type at the deck-to-house tieoff (cedar shake, board-and-batten, vinyl, fiber-cement, stucco), and any visible signs of trouble (water stain on the rim below, rot at the ledger ends, siding damage above the ledger). Phone photos of the top of the ledger from above and the ledger from below with a flashlight are gold. We will tell you on the response whether the visit is a Handis re-fasten or whether the scope crosses into permit-required GC work.
Customer Reviews
Recent deck ledger repair reviews from verified Seattle-area customers.
2001 cedar deck off our Magnolia craftsman, original installer used framing nails at the ledger and no flashing at all. Handis pulled the bottom course of cedar siding, found the rim joist behind was still solid (moisture meter under 12 percent), drove 22 LedgerLOK lags on the current code spacing, installed proper Z-flashing along the full length, re-sided the cut-back area. Solid for three years since. Honest about the rim being OK — could have upsold easily.
1996 pressure-treated deck off our Bothell house. Ledger was rotted in a 5-foot section near the corner where the gutter above had been overflowing for years. Tech was honest that the rim behind the rotted section was at the threshold — we agreed to a partial cut-and-replace with rim inspection. Handis supported the deck temporarily, cut the rotted ledger section clean, installed new pressure-treated, drove new lags into solid rim on both ends, installed new flashing. Single working day.
Just the inspection visit on a deck we had just bought. Tech spent about 45 minutes pulling back siding sections and checking the ledger from above and below. Found the ledger was lagged (good) but the flashing was reversed (water draining behind the siding) and the rim joist read 18 percent moisture in two spots. Recommended a re-fasten-and-flash visit plus a watch-this-spot monitoring approach on the rim. Came back the next month to do the work.
Big scope on our 1989 deck. Rim joist behind the ledger had gone soft for about 8 feet on the south side — Handis was honest that this crossed into permit-required GC work, named a licensed Washington L&I GC, the GC came in with engineer-stamped drawings for the rim replacement, then Handis returned to install the new ledger, fresh flashing, and finish carpentry. Six weeks total. Coordinated cleanly between three trades.
Smaller scope on our 2010 deck — newer construction but the original flashing was a thin aluminum that had pinholed through and was leaking. Handis pulled and replaced the flashing with vinyl L-flashing matched to the ledger profile, re-set two lags that had backed out a quarter-inch, sealed the flashing seams with manufacturer-rated sealant. Three hours on site. No drama, no upsell.
Frequently Asked Questions
Common questions about Handis deck ledger repair — pricing, scope, structural code, flashing, and the GC handoff when rim work is involved.