Living near the water is a dream, but when it comes to construction, especially in a liquefaction zone or an Environmentally Critical Area (ECA), that dream quickly turns into a quest full of rules, permits, and engineering challenges.
Recently, we helped a family rebuild an old deck, and this project became a great example of how to handle bureaucracy and build a reliable, safe structure without losing your sanity.
When “just replacing an old deck” isn’t that simple.
A homeowner reached out to us to replace an old deck her late husband had built decades ago, and she wanted to keep everything as authentic as possible.
But the problem was that the rules had changed a lot since then:
✅ The house is in a liquefaction zone, meaning the soil is unstable and requires serious engineering solutions.
✅ Modern building codes don’t allow simply putting a new deck on old concrete blocks.
✅ The city requires permits, reports, inspections — all of which complicate the process.
The task wasn’t just to build a deck but to ensure it met new requirements while preserving the essence of the original.
How Did We Solve This Puzzle? 🛠️
1️⃣ A Reliable Foundation Instead of “A Coffee Can”
The old deck supports were… well, let’s say, not up to modern standards — just concrete pads buried in sand.
🔍 We had to bring in a geotechnical engineer to take a soil sample and figure out what we could actually rely on.
⚙️ The solution? 22-inch piles driven into the ground with a powerful hydraulic hammer until they reached a firm soil layer (called “refusal”).
📍 Now the new deck stands on a super-strong foundation that won’t sink or wash away with the first tide.
2️⃣ Bureaucracy: Surviving Through 1000 Inspections
Getting a permit was a whole quest of its own:
✅ Pre-Application Site Visit (PASV) from the Seattle Department of Construction & Inspections.
✅ A geotechnical report — without it, we wouldn’t have gotten the green light.
✅ Coordination with utilities — turns out the new deck support interfered with a gas line, so we had to move it.
✅ Sewer inspection (before and after construction) to ensure nothing was damaged.
It took some time, but we know how to move through this process quickly and stress-free for the client.
3️⃣ Modern Materials = A Deck for Decades
Once all the permits were in hand, we started building. We selected materials that would withstand rain, wind, salt, and time:
🛠️ Vintage Coastline decking – resistant to moisture, comes with a 50-year warranty, and requires no painting.
🖤 G-Tape on all horizontal framing surfaces – this black waterproof tape protects the wood from decay and doubles the lifespan of the deck’s frame.
🔹 Glass railings – so nothing blocks the ocean view.
🔹 Engineered beams – allowed us to create a 22-foot span without extra posts, preserving the open space.
What Did We End Up With? 🌟
In addition to the main deck, we also:
🔹 Rebuilt the front walkway to give it a fresh look.
🔹 Helped a neighbor with their deck (since we were already there).
Yes, we could have added a couple more details — like wrapping the posts or adding a paved area under the deck — but the most important thing was that the new structure preserved the history of the home and became safe, durable, and long-lasting.
Want to Build a Deck in Seattle? Here’s What You Need to Know:
- 🔹 Geotechnical study – If your site is in a liquefaction zone, this is a must.
- 🔹 Pre-Application Site Visit (PASV) – Without this, the city won’t approve your project.
- 🔹 Utility coordination (SPU) – Sometimes you’ll need to approve relocating gas or water lines.
- 🔹 Use moisture-resistant and salt-resistant materials – Better to invest once than redo everything later.
- 🔹 Work with professionals who know the system – We’ve navigated this path before and know how to do everything right.
If your property is in a Liquefaction Zone or ECA, don’t worry! We know how to find a solution and solve even the most complicated situations. Reach out to us, and we’ll help you build a reliable and beautiful deck that will withstand any conditions.