Outdoor living / New construction / Thoughtful remodeling
Make outside your favorite room.
A place for slow mornings, family dinners, and a little more room to breathe. LeviArs Design & Remodeling helps turn your outdoor space into a patio, deck, or connected backyard retreat planned around the way you live.
Raised dining deck with illuminated stairs and a paved garden lounge.
Service at a glance
LeviArs helps homeowners across King and Snohomish Counties plan their patio & deck building and remodeling project. Design, selections and construction are coordinated through our Kirkland Design Center.
One project. Connected decisions.
Build something new, update a tired surface, or rethink the whole layout. We connect design decisions, material choices, site preparation, and construction through a defined project scope—from the first conversation to the final walkthrough.
Visit our Kirkland Design Center to discuss your ideas and coordinate finishes with your home. We serve homeowners in Kirkland, Bellevue, Seattle, Redmond, and surrounding King and Snohomish County communities. Photos and rough dimensions are helpful, but you do not need a finished plan to get started.
Explore all outdoor living services →Why plan with LeviArs?
Start with how you want to use the space: dining, relaxing, entertaining, gardening, or reaching the yard more comfortably. We consider furniture, walking routes, doors, stairs, and the relationship to your home—not just an empty rectangle on a plan.
A board or paver price is only part of the investment. Your proposal connects the visible finish with the preparation, structure or base, access, detailing, and associated work included in your project. You can see what is included before making a decision.
Review decking or paving options alongside railings, trim, colors, and your existing exterior. The selected collection, dimensions, finish, care requirements, and current availability are confirmed for your order. Discuss sample access before a Design Center visit.
LeviArs coordinates the agreed design, material selections, site work, and specialist involvement. Your project documents identify responsibilities and important decisions, including how additional findings and requested changes are reviewed before further work proceeds.
Start with what you want to change
Four project directions, with the right assessment and construction approach for each.
Project 01
Extend your home with a deck designed around the doorway, yard, views, and intended use. Discuss attached or freestanding layouts, one level or several, and the stair and railing arrangement. The supporting structure, connections, and approvals are planned for the actual site rather than copied from a photograph.
Plan a New Deck →
Project 02
Create a ground-level destination for outdoor meals, a lounge area, or a connection between house and garden. We help plan the footprint, paving layout, transitions, and water movement. Base preparation and drainage belong in the project plan alongside the color and pattern of the finished surface.
Plan a New Patio →Project 03
Update a weathered deck with a clearer plan for comfort, access, and appearance. Options may include new decking, railing, stairs, fascia, or an expanded layout. Resurfacing is considered only after the existing supports, framing, connections, and suitability for the new materials are reviewed.
Discuss My Existing Deck →Project 04
Rethink an uneven, worn, or undersized patio. A project may re-lay selected areas, rebuild the base, replace the surface, expand the footprint, or improve transitions and drainage. We identify the cause of movement or water problems rather than simply cover the symptoms with a new finish.
Discuss My Existing Patio →Choose the right approach
A deck uses a supporting structure; a patio usually rests on a prepared ground-level base. Neither is automatically better or less expensive. The house elevation, site conditions, access, intended use, and complete construction scope guide the recommendation.
| Option | Useful starting point | What needs planning |
|---|---|---|
| Patio | A ground-level gathering area or garden connection. | Excavation, base support, drainage, finished heights, edges, and access. |
| Deck | A raised connection to the house or a platform that works with a sloping yard. | Foundations, structural support, attachment or independent bracing, decking, stairs, and guards. |
| Combined deck + patio | Separate dining and lounge zones connected by a planned route. | Both construction systems plus transitions, level changes, drainage, and the sequence of work. |
| Remodel or repair | Improve an existing outdoor space while retaining suitable components. | What can genuinely remain, why failures occurred, and whether repair offers a sound outcome. |
Material choices / Real-world tradeoffs
Compare appearance, maintenance and the complete installation. Product availability, specialist work and suitability are confirmed for your project.
Composite boards combine polymers and wood-based material in product-specific constructions. Many capped options reduce the recurring sanding and staining associated with wood. Compare grain, color, texture, board profile, fastening, and cleaning requirements. The board is not the structural frame, and the correct framing and installation details still matter.
Ownership note: Lower maintenance does not mean no maintenance. Dirt, organic buildup, scratches, heat exposure, and product-specific limitations need consideration.
PVC decking offers an alternative without the wood-fiber core used in many composites. Compare the particular collection, color, feel, profile, and expansion requirements. Framing spacing, fasteners, cut ends, and fascia must follow that product’s guidance rather than a universal rule.
Ownership note: All decking can warm in direct sunlight. Check product-specific heat, traction, care, and warranty information instead of assuming every PVC board performs identically.
Natural wood brings real grain, color variation, and a warm material character. Discuss the selected species, grade, board size, finish, and exposure. A wood deck may be allowed to weather or maintained with an appropriate finish, depending on the product and your preference.
Ownership note: Cleaning, inspection, and periodic finish maintenance should be part of the ownership plan. A stain or sealer does not repair decay or make the structure waterproof.
Pressure-treated lumber can be considered for specified framing and, where suitable, visible decking. Treatment category, exposure, moisture condition, and compatible connectors matter. The use of treated wood does not remove the need for proper drainage, structural detailing, and regular inspection.
Ownership note: Confirm finishing readiness and product compatibility before staining. Do not assume every treated board is suitable for ground contact or every fastener is compatible.
Pavers provide individual units with choices of color, size, border, and laying pattern. They can suit new patios, connecting walks, and selected repairs where the supporting assembly is appropriate. A sound base, planned elevations, edge restraint, and compatible joint treatment are central to the installation.
Ownership note: Cleaning, joint-material maintenance, and correction of movement may be needed. Sealing is product- and finish-dependent, not an automatic step for every patio.
Outdoor-rated porcelain pavers can create a more continuous, contemporary surface in suitable applications. Product thickness, support method, wet-use characteristics, frost exposure, and manufacturer instructions must be reviewed. Ordinary interior tile is not automatically suitable for an outdoor patio.
Ownership note: Setting, support, joints, and cleaning follow the selected product and assembly. Pedestal systems and elevated waterproof assemblies require a separately reviewed scope.
Stone can bring distinctive color, texture, and irregular or cut patterns to an outdoor area. We review the selected stone, thickness variation, finish, exposure, and proposed support. Samples help establish the natural variation to expect rather than promising every piece will match.
Ownership note: Confirm outdoor suitability and use stone-appropriate cleaners. Sealing may reduce staining where recommended but does not resolve drainage or protect every stone from every type of damage.
A poured-concrete or other specialty patio can be considered through a project-specific scope review. Finish, joints, preparation, drainage, reinforcement where specified, and curing must be defined before placement. Retaining walls, waterproof decks, and major grading are separate systems—not assumed patio extras.
Ownership note: Do not expect a crack-free guarantee. Suitability, specialist participation, and the actual finish options available through LeviArs are confirmed before acceptance.
Bring your ideas to the Kirkland Design Center. Please ask about samples for the particular decking or paving you want to compare.
The details that make it yours
Plan the relationship between the doorway, deck, patio, and yard. Stair geometry, landings, handrails, guard connections, and lighting need coordinated review. Wider stairs or fewer level changes are design options—not a promise of accessibility without a project-specific assessment.
Picture-frame borders, board direction, paver inlays, fascia, edging, and carefully handled transitions give the project a cohesive appearance. We review these decisions before cutting and installation so the details belong in the approved scope.
Pergolas, screens, cover structures, and integrated lighting can be discussed as separately defined features. Roof and wind loads, supports, utilities, and approvals may change the design. A decorative pergola is not automatically a rainproof patio cover.
Discuss future cooking, utilities, or a fire feature early so the overall layout can accommodate the proposed use. Equipment, gas and electrical work, structural loads, heat protection, and clearances require specific review. Furniture, appliances, landscaping, and fire features shown in photos are not included unless listed in the proposal.
New construction
New construction starts before excavation. We define the intended use, evaluate the site, agree on the scope, and coordinate applicable approvals before building. The two paths below explain the major stages; the approved plans and selected product instructions determine the construction details for your home.
Share the project city, the part of the yard you want to improve, and whether you want a deck, patio, or both. We discuss your priorities, approximate investment, timing, and any existing drawings. A photo-based conversation starts the planning; it does not replace a site assessment.
Measure the working area and review access, doors, grades, surface water, nearby structures, utilities, and retained landscaping. Property-line information, easements, critical areas, and association restrictions are addressed where relevant. Surveying or specialist review is identified when needed rather than assumed included.
Explore size, shape, elevations, furniture space, walking routes, stairs, railings, and the desired finish. The proposal identifies whether drawings or 3D views are included. Record material selections, installation systems, and optional features before establishing the final construction scope.
Review preparation, structure or base work, finishes, trade coordination, allowances, exclusions, and payment milestones. Assign responsibility for permits, design documentation, inspections, and fees. Required approvals and any specialist design are coordinated before affected construction begins.
Agree on access, pets, belongings, material storage, and protected areas. Coordinate utility locating before digging and identify private services that may need separate locating. Schedule deliveries and construction around the site, selected materials, inspections, and weather.
Set out the approved footprint, finished elevation, support locations, and relationship to doors and the yard. Confirm excavation and foundation details against the plans and actual ground conditions. Unexpected soil or site findings are reviewed before proceeding.
Excavate and prepare footings, piers, or another approved support system. Arrange required inspections before concrete placement or concealment. Install specified bases and posts, keeping the load path and moisture separation consistent with the design. Foundation dimensions are not selected from a generic website illustration.
Construct the beam and joist system, bracing, and required blocking. An attached deck needs an appropriate connection to the house and water-management detailing; an independent deck requires its own designed stability. Use compatible connectors and fasteners, with required inspections before the work is covered.
Confirm board direction, borders, joints, and finished heights. Install the selected decking with the manufacturer’s required supports, gaps, and fasteners. Coordinate fascia, skirting where specified, access points, and interfaces with the house without blocking intended ventilation or drainage.
Install the approved stair and landing arrangement, guard and handrail systems, and any included lighting. Confirm that connections and component spacing follow the approved design and applicable requirements. Electrical, shade, cooking, or other specialist work is coordinated only as included.
Complete required inspections, review agreed details, and clear construction debris within scope. Walk the finished deck with the customer, identify any remaining items, and provide care and return-to-use guidance. Product and workmanship coverage are addressed through the applicable project documents.
Establish the patio outline, thresholds, stair relationships, and planned drainage. Coordinate where surface and subsurface water will go without creating a new problem at the house or neighboring property. Grading, drains, and any connections are defined for the site and approved scope.
Remove agreed existing surfaces and unsuitable material to the depth determined for the chosen assembly and conditions. Evaluate the exposed subgrade and address soft spots or other findings before covering them. Disposal, access limits, and separately required repairs are handled through the proposal and change process.
Install the designed aggregate or other support system in appropriate stages and compact as required. Geotextiles, drainage components, or other layers are included where specified. Establish elevations in the base; do not rely on excessive bedding material to hide major irregularities.
For pavers, prepare the compatible bedding, establish pattern lines, place and cut units, and keep planned joints and borders. For porcelain, stone, concrete, or specialist assemblies, use their specified support, setting, jointing, and curing process. Not every patio uses the same sand-set method.
Provide edge restraint and transitions appropriate to the assembly. Apply the specified joint material and compact or finish only where permitted for the selected units. Address drainage details and any included steps, borders, or connecting paths. Seal only when specified and suitable.
Check the agreed layout, transitions, surface stability, and drainage intent. Clean the work area and arrange applicable final checks. Explain when furniture or foot traffic can return, which cleaners to use, and any joint, finish, or drainage maintenance needed over time.
Remodeling & replacement
A fresh surface is not automatically a sound repair. We start by separating appearance concerns from problems in the supporting structure, base, drainage, or connection to the home. Findings determine whether to retain, repair, resurface, expand, or replace.
Start with the condition of the supporting structure, base and drainage, then compare the work needed for the result you want. New boards or paving alone cannot establish that the existing support is suitable.
The deck layout comparison explores updated boards, railings, stairs and surrounding paving.
Discuss my existing spaceDiscuss how the deck is used, its repair history, visible movement, soft spots, leaking connections, stairs, and railing concerns. Identify access limits and the areas you want to change. The first review covers accessible conditions; it cannot guarantee discovery of every concealed defect.
Evaluate accessible foundations, posts, beams, joists, ledger or independent supports, connectors, guards, and stairs. Check whether the existing system can support the proposed decking and intended use. Resurfacing is not approved solely because the old boards can be removed.
Explain the practical difference between retaining suitable structure, replacing selected components, and constructing a new deck. Expansion, heavier features, a changed railing, or a cover may require additional design. Agree on an option based on findings, not just the lowest surface-material cost.
Record the components retained and replaced, materials, included repairs, exclusions, and responsibilities. Plan permits or specialist input where needed. Discuss alternate access and barriers; an existing deck may need to remain closed while demolition and structural work are in progress.
Remove specified decking, railings, stairs, or finishes with a controlled sequence that does not rely on weakened components. Recheck exposed framing and connections. Photograph relevant findings and obtain approval for additional work that changes the agreed price or schedule.
Complete the approved foundations, framing, connections, flashing, blocking, and bracing. Required inspections happen before affected work is concealed. A new surface does not compensate for decay, inadequate supports, or an unsuitable attachment to the home.
Fit the selected surface and perimeter details using its approved installation method. Rebuild or modify included stairs, landings, guards, and handrails as specified. Changes in board thickness and finished height are considered at transitions rather than treated as decorative substitutions.
Complete the agreed finishing and cleanup, coordinate inspections, and review the result. Explain operating restrictions, care, and product or workmanship coverage. Wood finishing is performed only when the substrate and product conditions are appropriate; no universal staining date is promised.
Review settlement, uneven units, loose edges, cracking, standing water, roots, and transitions. Discuss the intended use, previous repairs, and desired changes. A visual assessment may identify further investigation but cannot establish every concealed base or drainage condition.
Compare localized lifting and re-laying, base reconstruction, a new surface, or an expanded layout. Determine whether retained materials can be reused and whether replacement pieces are available. Color and weathering differences may remain when old and new materials are combined.
Define the footprint, finished heights, surface system, drainage work, borders, and features included. Assign preparation, disposal, specialist and approval responsibilities. Plan routes around the work, protect retained landscaping, and coordinate utility locating before excavation.
Lift or demolish the agreed surfaces and review the exposed support. Identify where unstable material, drainage problems, or unsuitable previous construction need correction. Additional findings are discussed before simply rebuilding over them.
Address the approved grading, subgrade, base, drainage, and edge-support work. Separate major retaining, root, utility, or foundation issues into the appropriate specialist scope where needed. Bedding and new joint material are not substitutes for resolving a failed base.
Re-lay sound retained units or install the approved replacement materials with appropriate support and joints. Complete cuts, borders, edges, and transitions. An overlay is considered only when the existing substrate, drainage, added height, and selected system are suitable.
Complete specified jointing, stabilization, curing, or sealing where applicable. Review the finished area and drainage intent, remove agreed debris, and explain maintenance. The time before furniture, foot traffic, or other loads can return follows the installed system and actual conditions.
Know the scope before you commit
Your estimate should explain the whole project, from preparation to the finishing details.
Start with your goals. Fees, written coverage and specialist responsibilities are addressed for the work you actually agree to.
Request my project reviewYour proposal identifies the project footprint, demolition, access, disposal, site or substructure work, materials, railing and stairs, finishes, and included coordination. Design documents, engineering, permits, utilities, landscaping, and other features are identified as included, excluded, or separately priced. Material upgrades and additional findings are reviewed before added work proceeds.
Planning, approvals, material lead time, on-site work, and return-to-use restrictions are different stages. Weather, ground conditions, inspections, specialty fabrication, and additional repairs can affect timing. We establish a sequence for the agreed project rather than promise a fixed completion time for every deck or patio.
Discuss exterior-door access, alternate routes, stored furniture, children, pets, deliveries, landscaping, and work hours before construction. Deck demolition or patio excavation can temporarily remove a familiar route. Access arrangements and responsibilities for moving belongings should be agreed before work starts.
Deck height, attachment, covered structures, changes of use, grading, drainage, lot coverage, and critical areas may affect the review. Rules differ between jurisdictions; a nearby project is not proof that yours is exempt. Your scope identifies required approvals, who handles them, fees, and inspections. Exemption from a permit does not excuse noncompliant work.
Care follows the material and installed system: wood finishing, composite cleaning, joint maintenance, drainage upkeep, or other specified tasks. Your agreement identifies the workmanship coverage that applies, its term, conditions, and exclusions. Manufacturer warranties and another specialist’s work have separate terms; no lifetime or fixed-duration promise is implied here.
Frequently asked questions
Start with the house elevation, yard conditions, access, and how you want to use the area. A patio usually rests on a prepared ground-level base; a deck uses structural support and may suit a raised doorway or sloping site. A combined plan can connect different zones. We compare the complete project, not just the finish price.
Yes. Tell us whether you are starting with an empty area, replacing an existing space, or considering focused improvements. New construction and remodeling use different assessment and preparation steps. The proposal defines the project LeviArs accepts and any specialist work included.
Sometimes. Existing foundations, framing, connections, stairs, and guards must be reviewed for condition and suitability. New decking may require different support or detailing. Concealed damage can change the scope after removal; resurfacing is not a blanket approval to reuse the old frame.
Some patios can be lifted and re-laid after the cause is identified. Base failure, water movement, inadequate edge support, or other conditions may need correction first. We discuss localized work versus wider reconstruction and whether matching replacement materials are available.
Compare the specific products rather than rely on a material label alone. Many capped composite and PVC products reduce recurring sanding and staining, but still need cleaning and inspection. Wood has its own maintenance cycle. Appearance, heat, traction, construction requirements, and written product limitations matter alongside upkeep.
No universal promise is appropriate. Any deck surface can warm in sunlight, and wetness, debris, texture, and maintenance affect traction. Review the selected product and exposure. Do not choose a color or board solely from a claim that every composite is cool, scratch-proof, or maintenance-free.
Water management must be assessed before the patio is finalized. Correcting grades, drainage, or other conditions may be a separate part of the project or need specialist input. A new paving surface does not automatically solve foundation water intrusion or establish an approved drainage discharge.
Requirements depend on the property, jurisdiction, height, structure, drainage, and scope. Changes to stairs, covers, utilities, grading, or critical-area sites can affect review. We identify approval responsibilities in the proposal; do not assume all patios are exempt or that every low deck follows one region-wide rule.
These options can be discussed as separately defined features. A roof, screen, or overhead structure may introduce loads and approval requirements. Electrical work and installed lighting need the appropriate equipment and trade coordination. The agreed scope determines what is included.
Tell us early. These features can affect loads, clearances, utilities, drainage, equipment access, and approvals. A finished deck is not automatically suitable for a hot tub or a fire feature. Photos are inspiration, not permission to reproduce an appliance arrangement without the required review.
A slope requires site-specific evaluation of access, supports, grading, drainage, and property constraints. Retaining walls, difficult soils, or sensitive areas may require specialist design or a different solution. We review the actual site before confirming the scope and price.
Price depends on size, access, preparation, structure or base, materials, stair and railing work, drainage, demolition, and optional features. Design, approvals, and specialist tasks can add separate costs. A written project-specific estimate is more useful than an unexplained square-foot price or a low starting figure that excludes preparation.
The overall schedule includes planning, approvals, material ordering, construction, inspections, and any curing or finish restrictions. These are not the same as days spent installing boards or pavers. We discuss the sequence and likely interruptions after reviewing the actual project.
Some stages require full closure. We discuss alternate access before demolition, including whether an exterior door would open into the work zone. Children, pets, and belongings need a plan too. The team confirms when the affected area can be used again.
Requesting an estimate starts a conversation about your project. Any applicable consultation, site-visit, testing, or design fee is explained before scheduling that service. Detailed plans, renderings, specialist assessments, and engineering are not automatically included in an initial inquiry.
Use the appointment form to share your name, contact information, project city and general goal. Choose your preferred appointment date and time; our team will confirm availability. Photos, measurements, budget, construction timing and inspiration are optional. Do not enter an unstable deck or work area just to take photographs.
Bring the deck layouts, paving patterns, railings and garden connections you like to LeviArs Design & Remodeling. We will discuss the options for your property and confirm the materials and scope in your proposal.
LeviArs coordinates projects from the Kirkland Design Center for homeowners across King and Snohomish Counties, including Kirkland, Bellevue, Seattle, Redmond, and nearby communities. Send your project city and intended scope so the team can confirm fit and the next step.
King County & Snohomish County
Bring your home, your garden and your outdoor plans together.
LeviArs serves Kirkland, Bellevue, Seattle, Redmond and surrounding King and Snohomish County communities. Share your city and intended scope so the team can confirm the next step.
Your outdoor space starts here
Tell us what outside could become.
A new place to gather, a safer route to the yard, or a complete rethink of an older deck—start with your goal. Share your city, contact information, and project type. Photos, measurements, construction timing, and budget notes are optional. Our team will contact you to discuss the scope and arrange the appropriate next step.
Share your project details below and choose your preferred appointment date and time. Our team will contact you to confirm availability. Your request is not a confirmed appointment or a quotation based on photos alone.
Call (425) 248-7799 →Your request is sent securely through this form. Preferred dates and times are not confirmed until a LeviArs team member contacts you. Read our Privacy Policy.
Local requirements and product instructions guide the work specified for your property.
