Our deck repair work in Sterling
Our flagship deck repair project is in Sterling: damaged and worn boards replaced and the deck resurfaced, instead of a full rebuild. It's a good example of the kind of deck we see across eastern Loudoun: a structure worth keeping, with a surface that has worn out.
Loudoun requires two permits for every deck
Loudoun County's Decks page is direct: a building permit and a zoning permit are required for all decks. The application also needs a plat showing where the deck sits and its distances to the property lines, so the county can see how the deck relates to your lot lines.
The Loudoun typical deck detail
Loudoun publishes a Typical Residential Deck Detail (form dated January 29, 2025, referencing 2021 Virginia Residential Code section R507.5) that can be used in place of drawn plans, but only for a residential, single-level deck with joist overhangs of 2 feet or less. It can't be used for a deck with a roof, screened porch, hot tub or gazebo, or for a deck that's detached from the house. Among its requirements:
- Footings at least 24 inches below grade and on solid ground.
- Cantilevers no more than one quarter of the joist span, and 2 feet at most.
- Ledger attached with ½-inch carriage or lag bolts at 16 inches on center, or LedgerLOK fasteners installed per the manufacturer.
- No ledger attachment to cantilevered floors, bay windows, chimneys or brick veneer.
- The ledger attachment to the house must be field inspected.
Three inspections
- Footing, before concrete is placed.
- Framing: joists, beams and connections, before decking.
- Final.
Loudoun allows the framing and final inspections to be combined if all framing is at least 42 inches above grade. Note that this isn't the same threshold Fairfax County uses. Inspectors may also ask for access to the inside of the house to verify that the ledger is solidly attached, so plan for that on inspection day.
Why Loudoun deck inspections fail
Loudoun County lists the most common reasons deck inspections fail. They're worth reading even if you never build a deck, because they're also the most common problems in older decks:
- Fasteners in treated lumber that aren't corrosion-resistant.
- Work that doesn't follow the approved plans or the typical detail.
- Inadequate soil bearing at the footings.
- A ledger that isn't attached to approved material.
- Ledger bolt diameter, spacing, tightening or flashing that isn't compliant.
- Stair riser variation over the code allowance.
Before any digging, Loudoun reminds owners to call Miss Utility at least 48 hours ahead. Loudoun County Building and Development can be reached at 703-777-0220.