Two-Level Deck Repair
& Painting in Lakeway, TX

This Lakeway deck needed both structural and cosmetic work. The upper-level beams had rot, water damage, and fastener corrosion; the upper joists and decking were past saving; the lower level had sagging joists and weak connections; and trim, fascia, and rail caps were rotted around the perimeter. We replaced the compromised structure with pressure-treated lumber and galvanized hardware, rebuilt the entire upper deck, reinforced the lower framing, installed new stair treads, and repainted the whole deck in a modern gray.

The Problem: Structural Damage on Both Levels

Two-level decks concentrate load where the upper structure transfers into beams and posts, and that is exactly where water collects. On this deck the upper beams had suffered years of rot and water damage, and the fasteners holding them had corroded — a combination that quietly reduces load capacity long before anything looks wrong from the surface.

Below, the lower level had its own issue: sagging joists and connections that had worked loose over time. Neither problem was visible from the walking surface, which is typical. Both were found during the on-site assessment before any quote was written.

How We Rebuilt It — Stage by Stage

The Result

Both levels are structurally sound again, the upper deck is effectively new from the framing up, and the whole surface reads as one finished piece rather than a patchwork of repairs. With galvanized hardware throughout and a properly prepped paint finish, this deck is set up for years of Central Texas weather.