Restoring a typical 300 square foot wood deck in Dallas costs $1,200 to $2,400 in 2026, or about $4 to $8 per square foot to clean, sand, make minor repairs, stain and seal. A wash and seal alone runs $1.50 to $3.50 per square foot, while cleaning and sealing a concrete patio typically costs $1.25 to $3.00 per square foot.
| Service | Price per square foot | 300 sq ft example |
|---|---|---|
| Deck cleaning or soft wash | $0.40 to $0.90 | $150 to $300 |
| Clean and seal (clear sealer) | $1.50 to $3.50 | $450 to $1,050 |
| Clean, sand, stain and seal | $3.00 to $6.00 | $900 to $1,800 |
| Full restoration with minor board repair | $4.00 to $8.00 | $1,200 to $2,400 |
| Concrete patio clean and seal | $1.25 to $3.00 | $375 to $900 |
| Paver patio clean, resand and seal | $2.00 to $4.50 | $600 to $1,350 |
These are typical Dallas ranges. Small decks often hit a job minimum of $250 to $400, and decks with many railings, built in benches or stairs cost more because that detail work is slow.
What does a Dallas deck restoration include?
A full restoration follows the same order no matter who does the work. Skipping a step is the most common reason a new stain peels after one summer.
- Inspection. Walk the deck for soft spots, loose boards, popped nails and wobbly railings. Probe boards near planters, downspouts and the house wall, where water sits longest.
- Repairs. Replace rotted or split boards, reset or replace popped fasteners with deck screws, and tighten railing posts.
- Cleaning. A deck cleaner or brightener and a low pressure wash remove gray, sun damaged fibers, mildew and old stain. Too much pressure gouges soft woods like pine and cedar.
- Drying and sanding. Wood needs one to three dry days before sanding raised grain and splinters smooth.
- Stain and seal. A penetrating semi transparent stain with UV protection is the most common Dallas choice. Apply on a mild, dry day out of direct afternoon sun.
Why do decks and patios wear out faster in Dallas?
North Texas is hard on outdoor surfaces. Summer sun and long stretches above 100 degrees break down wood fibers and bleach stain, turning a cedar or pine deck gray in a single season. Spring brings hail, which dents soft wood and chips sealers, along with heavy rain that soaks boards. Then winter freezes push moisture into cracks and loosen fasteners.
Concrete patios have their own Dallas problem. The expansive clay soil under much of the city swells and shrinks with rainfall, which cracks slabs and opens joints. Sealing slows water from getting under the slab and makes the surface easier to clean. In older neighborhoods like Lakewood, Kessler Park and M Streets, decades old decks often need structural repairs before any stain goes on.
How much do common deck repairs cost?
| Repair | Typical Dallas price |
|---|---|
| Replace 3 to 5 deck boards | $250 to $600 |
| Replace popped nails with screws, whole deck | $200 to $500 |
| Tighten or rebuild a railing section | $200 to $800 |
| Rebuild deck stairs | $600 to $1,800 |
| Fill and seal concrete patio cracks | $150 to $500 |
If the joists or posts under the deck are soft, plan on a larger structural repair or a rebuild. Restoration only makes sense when the frame is sound.
When is the best time to restore a deck in Dallas?
The best windows are April to early June and late September to early November. Stain cures best between about 50 and 90 degrees with no rain in the forecast for 24 to 48 hours. In July and August, decking can get too hot for stain to soak in properly, so crews work early mornings or wait. Restoring in spring gets the deck ready for summer cookouts; fall restoration protects the wood before winter freezes.
Most Dallas decks need fresh stain every two to three years. Concrete sealers usually last two to five years depending on the product and sun exposure. For backyard ideas once the surfaces are done, see Dallas outdoor living: creating the perfect backyard.
Which deck stain works best in the Dallas sun?
The more pigment a stain has, the better it blocks UV, and UV is the main enemy of Dallas decks. Clear sealers look great for a few months but usually gray out by the end of the first summer. Here is how the common options compare.
| Finish | Look | Typical life in Dallas |
|---|---|---|
| Clear water repellent | Natural wood, no color | About 1 year |
| Semi transparent stain | Wood grain shows through color | 2 to 3 years |
| Solid stain | Opaque, like thin paint | 3 to 5 years, then may peel |
| Deck paint or resurfacer | Thick, covers flaws | Varies; often peels on horizontal boards |
For most Dallas decks, a semi transparent, oil based or hybrid stain in a medium tone is the sweet spot: it shows the wood, blocks sun and wears away gradually instead of peeling, so recoating does not require stripping.
Should you restore your deck yourself or hire it out?
A DIY restoration on a 300 square foot deck typically costs $250 to $500 in cleaner, stain, brushes and sandpaper, plus a pressure washer rental of $70 to $120 a day. Expect two full weekends: one to repair, clean and let the wood dry, and one to sand and stain. The most common DIY mistakes are using too much pressure, staining wet wood and applying stain too thick, which leaves a sticky film that peels.
Hiring the job out makes the most sense for raised decks, decks with lots of railing, or when you want the work done in a few days instead of a few weekends. Many homeowners split it: hire the cleaning and repairs, then stain it themselves. For related pricing, see our guides to pressure washing a fence and concrete cleaning cost.
See your upfront price and book your deck and patio cleaning on House Fly. Need boards or railings fixed first? Book the repair on House Fly, see the full price before you book, and payment is held until the job is done.
Frequently asked questions
How often should a deck be stained in Dallas?
Most Dallas decks need fresh stain every two to three years because of intense summer sun, hail and freeze cycles. Decks in full sun on the west or south side may need it every year or two. A quick test: if water soaks in instead of beading on the surface, it is time to reseal.
Can you pressure wash a wood deck?
Yes, but gently. Use a deck cleaner first, then low pressure with a wide fan tip held a foot or more from the boards, moving with the grain. High pressure gouges soft woods like pine and cedar and raises fibers that need heavy sanding. Many crews prefer soft washing for decks.
Is it worth restoring an old deck or should I replace it?
Restore it if the joists, posts and most boards are solid and only the surface is gray, splintered or peeling. Replacement makes more sense when the frame is soft, many boards are rotted, or the deck is unsafe. A restoration typically costs a fraction of a new deck.
How much does it cost to seal a concrete patio in Dallas?
Cleaning and sealing a concrete patio typically costs $1.25 to $3.00 per square foot in Dallas, or about $375 to $900 for a 300 square foot patio. Filling cracks first adds $150 to $500. Sealing every two to five years helps the slab resist stains and water.
How long should a new deck stain dry before using it?
Most penetrating stains are dry to the touch in 4 to 12 hours and ready for light foot traffic within 24 hours. Wait 48 to 72 hours before putting furniture, grills and planters back. Humid Dallas days and cooler fall nights can slow curing, so check the product label.
