Why Kenmore Homeowners Choose Us
Lakefront Moisture Specialists
Lake Washington's north shore creates a unique microclimate — persistent humidity, morning fog off the water, and heavy shade from mature trees on lakefront lots. We specify composite and PVC over cedar on every waterfront project because wood simply doesn't hold up in these conditions.
Hillside & Elevated Deck Engineering
Kenmore's forested hillside lots above the lake require elevated deck engineering — deeper footings, taller post systems, and lateral bracing. We assess every site before quoting so the grade complexity is priced in from the start, not discovered mid-build.
Transparent Lakefront Pricing
Kenmore lakefront deck builds typically run $30K–$65K. Our estimates are fully itemized — material, labor, permit, any shoreline setback review — so you know exactly what you're signing. No vague ranges, no change orders for things we saw coming.
Lake Washington's North Shore — Where Moisture Engineering Is the Whole Job
Kenmore sits at the north end of Lake Washington, where the lake's humidity and morning fog combine with heavy tree canopy to create one of the most moisture-challenging deck environments in King County. Cedar doesn't last here — we see 10-year-old cedar decks on lakefront lots that already need replacement. PVC and capped composite are the right answers for Kenmore, and we spec them aggressively on any project near the water.
The elevated lake-view decks on Kenmore's hillside lots — above NE 175th, along the ridgeline above Log Boom Park — are signature projects for us. These builds combine elevated post engineering with premium composite or PVC to create outdoor spaces that take full advantage of the lake views below. That's the Kenmore project type we've been building toward for years.
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Kenmore Decks Completed
Lakefront
Moisture Specialists
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Kenmore Permit Timeline
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Google Rating
Kenmore is a small city of about 22,000 people on the north shore of Lake Washington — bordered by Bothell to the east, Woodinville to the northeast, and Lake Forest Park to the south. The city splits into two distinct terrain types: flat lakefront neighborhoods (Moorlands, Kenmore Village, Log Boom Park area) where properties sit right at water level with direct lake access, and forested hillside lots above NE 175th Street and along the ridge above the lake with elevated views looking south over the water. These two terrain types demand completely different approaches to deck design, and we've built across both.
waterKenmore Lakefront: PVC and Composite Are the Only Options That Last
Lake Washington's north shore is one of the most moisture-intensive deck environments in King County. The combination of lake humidity, morning fog that rolls in off the water, heavy tree canopy on most lakefront lots, and Kenmore's annual rainfall creates conditions that degrade cedar rapidly. We regularly see 10–12 year old cedar decks on Kenmore lakefront lots that are already at end-of-life — board cupping, surface checking, mold growth that won't come clean.
For any lakefront project in Kenmore, we strongly recommend PVC (AZEK, TimberTech Pro) or premium capped composite (Trex Transcend, TimberTech Legacy). PVC carries zero water absorption — it simply cannot rot or mold. Capped composite resists moisture by design and carries a 25-year warranty. Both are the right long-term answer for a waterfront investment of this scale.
Lakefront lot builds are inherently more complex: shoreline setback review through the City of Kenmore, potential dock and pier coordination, lake access access provisions in the deck plan. We handle all of this as part of permit preparation. Kenmore lakefront deck projects typically run $35,000–$70,000 depending on size, complexity, and whether the lot requires elevated post systems.
terrainKenmore Hillside Lots: Elevated Builds With Lake Views
Above NE 175th Street and along the ridge running northwest from the Bothell border, Kenmore's hillside lots look south and southwest over Lake Washington. These elevated positions offer some of the best lake views in North King County — and capturing those views with an elevated deck is the dominant project type we build in this part of Kenmore.
Hillside builds here require the same engineering approach as Norway Hill in Bothell: deeper footings to reach stable soil below the hillside slope, taller post systems (often 8–12 feet), and lateral cross-bracing for seismic loading. We always assess hillside sites in person before quoting — a 6-foot elevation difference and a 12-foot elevation difference are entirely different projects, and we won't give you a number without seeing the grade.
Cable railing is the standard choice for hillside lake-view decks — glass panels are also popular where wind exposure is limited. Both are available through our railing subcontractors and are included in our project estimate as a single line item.
homeKenmore Village & Moorlands: Standard Suburban Builds
Not every Kenmore property is a lakefront or hillside project. The Kenmore Village neighborhood along 68th Ave NE and Moorlands to the north are standard suburban lots — flat to gently sloping, 6,000–9,000 sq ft, with houses that are often older (1960s–1980s) and cedar decks now well into their replacement cycle.
These are straightforward replacement projects: mid-range composite (Trex Select, TimberTech Terrain) at $22,000–$35,000 for a 300–400 sq ft deck. The moisture argument for composite still applies even inland from the lake — Kenmore's overall rainfall and tree cover mean shaded cedar decks don't last long regardless of lot position. We recommend capped composite for the value over time.
Did You Know?
Kenmore was incorporated as a city in 1998, making it one of King County's newer municipalities. Its location at the north end of Lake Washington — with the lake's seaplane base right at Log Boom Park — gives it a character unlike any other North King County city. The seaplane base is one of the few float plane facilities on the West Coast still operating scheduled service. Lakefront property values in Kenmore have risen significantly in the past decade as buyers priced out of Kirkland and Lake Forest Park look north along the same shoreline.
categoryChoosing the Right Material for a Kenmore Deck
Kenmore's moisture environment — lake proximity, high annual rainfall, heavy tree canopy on most lots — makes material selection more consequential here than in many other King County cities. The wrong material on a lakefront lot is a very expensive mistake.
| Material | Lifespan | Maintenance | Lakefront Suitability | Best For |
|---|---|---|---|---|
| Western Red Cedar | 10–18 yrs (lakefront) | Seal every 1–2 yrs | Not recommended | Inland budget builds only |
| Capped Composite | 25–30 yrs | Annual wash only | Good — resists mold | Most Kenmore builds |
| PVC (AZEK, TimberTech Pro) | 30+ yrs | Minimal — hose off | Ideal — zero water absorption | All lakefront projects |
For lakefront Kenmore properties, PVC is our first recommendation. The additional $3,000–$6,000 at install over premium composite eliminates all moisture concerns for the life of the deck — which matters on a $50,000+ waterfront investment. For hillside and inland lots, capped composite is the right answer for most budgets.
Kenmore Deck Cost Guide
| Project Type | Material | Typical Size | Installed Cost |
|---|---|---|---|
| Inland composite replacement | Trex Select / TimberTech Terrain | 300–400 sq ft | $22,000–$35,000 |
| Hillside lake-view deck | Composite + cable railing | 300–400 sq ft | $35,000–$52,000 |
| Lakefront PVC deck | AZEK / TimberTech Pro | 350–500 sq ft | $38,000–$60,000 |
| Elevated lakefront + glass railing | PVC + glass panels | 300–450 sq ft | $50,000–$75,000 |
| Deck + pergola addition | Composite + aluminum pergola | 400 sq ft + pergola | $48,000–$70,000 |
Prices include permit, demolition (where applicable), and all labor. Lakefront lots may require shoreline setback review. Site conditions such as grade, ECA buffers, and HOA review may affect cost and timeline. Free itemized estimates — no obligation.
Did You Know?
Log Boom Park on Lake Washington's north shore was historically where logging companies stored timber before floating it south to mills. The park now anchors Kenmore's waterfront with a boat launch, swimming area, and the seaplane base. Adjacent waterfront residential streets (Lakeview Dr, Ballinger Way NE) have some of the most sought-after deck positions in North King County — lake views unobstructed by the hillside lots above. These waterfront builds are where we do our most premium PVC and glass railing work.
Planning a deck in Kenmore?
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Recent Kenmore Projects
Lakefront — Full PVC Build, AZEK + Glass Railing
420 sq ft lakefront deck on Lakeview Dr NE. Original cedar deck from 2006 had significant mold and board cupping from lake humidity — not worth resurfacing, full demo. Rebuilt in AZEK PVC with tempered glass railing panels to preserve the lake sightline. Shoreline setback review confirmed setback compliance on first City review. City of Kenmore permit: 4 weeks. $62,400 installed.
Hillside — Elevated Lake-View Composite, Cable Rail
320 sq ft elevated deck on hillside lot above NE 185th. Posts at 10 feet required engineered drawings and concrete piers to stable soil below slope. TimberTech Terrain composite, stainless cable railing for unobstructed lake views. Engineering cost: $1,600. City of Kenmore permit: 4.5 weeks. $48,500 installed.
Kenmore Village — Cedar Replacement, Trex Select
350 sq ft cedar deck from 2001 in Kenmore Village — inland lot, standard grade. Frame assessed as partially sound; replaced two post bases with rot, resurfaced with Trex Select composite. New aluminum balusters to current code spacing. Saved homeowner $8,200 vs. full rebuild. City of Kenmore permit: 3.5 weeks. $24,300 installed.
Moorlands — New Composite Build, Pergola Rough-In
380 sq ft new composite deck for first-time homeowners in Moorlands neighborhood. Specified Trex Enhance with structural rough-in for future pergola — post bases set at concrete pour, headers sized for the load. City of Kenmore permit: 3 weeks. Build completed in 7 days. $29,800 installed.
gavelDeck Permits in Kenmore — What to Expect
City of Kenmore requires a building permit for any new deck, deck addition over 200 sq ft, deck over 30 inches above grade, or structural repair modifying the framing. Resurfacing-only projects (replacing boards on an intact frame) typically don't require a permit if no structural work is involved — we confirm this at your estimate visit.
Standard Kenmore permit review: 3–5 weeks. Elevated hillside decks with engineered drawings: 4–6 weeks. Lakefront properties within 100 feet of Lake Washington's shoreline require shoreline setback review before permit submission — add 1–3 weeks depending on complexity. The City of Kenmore Building Division is at kenmorewa.gov. We manage all permit documentation, shoreline review coordination, and inspection scheduling. Permit fees typically run $350–$700 and are included as a line item in our estimate.
Q: Is cedar really that much worse for lakefront lots in Kenmore?
Yes — and the difference is measurable. We've assessed cedar decks on Kenmore lakefront lots that were built in 2008–2012 and are already at replacement stage due to mold penetration, board cupping from moisture cycling, and surface checking from the lake humidity. The same cedar deck on a dry inland lot might last 20+ years. On a lakefront lot in Kenmore, expect 10–15 years before replacement — and more maintenance in between. PVC or capped composite on a lakefront lot is not a luxury; it's the correct engineering choice.
Q: What is the cost range for a deck in Kenmore?
Kenmore deck projects range widely depending on lot type. Inland composite replacements: $22,000–$35,000. Hillside elevated builds with lake views: $35,000–$55,000. Lakefront PVC builds: $38,000–$65,000. Premium lakefront builds with glass railing: $55,000–$80,000. All prices include permit, demolition where applicable, and full labor. We provide free itemized estimates so you know exactly what you're getting.
Q: Do lakefront decks require extra permits in Kenmore?
Yes — lakefront properties within 100 feet of Lake Washington's ordinary high water mark require shoreline setback review through the City of Kenmore before building permit submission. This is not typically a blocker, but it adds 1–3 weeks to the permit process and requires a site plan showing setback compliance. We handle this documentation as part of our permit management service. Most lakefront lots in Kenmore have been previously permitted for structures and have setback compliance already documented — which speeds the process.
Q: How long does the permit process take in Kenmore?
City of Kenmore standard deck permit: 3–5 weeks. Elevated hillside builds with engineered drawings: 4–6 weeks. Lakefront projects with shoreline setback review: add 1–3 weeks. Kenmore's permit office is responsive and straightforward to work with. We handle all documentation and coordination — you don't need to visit the permit office.
Q: Can you build year-round in Kenmore?
Yes — we build year-round in Kenmore as we do across King County. Composite and PVC install fine in wet conditions. Concrete footings cure slower in cold weather but are unaffected by rain. For lakefront projects, we do prefer spring and summer for easier site access and better curing conditions on concrete footings near the water — but fall and winter builds are feasible and often have faster permit times and better crew availability.
mapKenmore Neighborhoods: Where We Build and What to Expect
The lakefront corridor along Lakeview Dr NE and the streets running east from Log Boom Park holds Kenmore's premium waterfront properties — these are the signature builds, typically PVC with glass or cable railing, priced at the higher end of our range. Most of these properties have direct lake access or lake views, and deck quality matches the property investment. Shoreline setback review is routine for all of them.
Kenmore Village along 68th Ave NE and Moorlands to the north are the city's inland suburban core — older homes (1960s–1980s), cedar decks hitting replacement age, standard lot grades. These projects run in the $22,000–$35,000 range and are more similar in scope to Bothell or Shoreline work than the lakefront builds. Good value replacement projects where composite over an assessed frame saves significant cost.
The hillside lots above NE 175th — running from the Woodinville border west toward the lake ridge — are the city's elevated-view tier. Smaller lots, steeper grades, but southern lake views that can be extraordinary on a clear day. These builds typically require engineered post systems and carry a cost premium for the structural work, but the finished product is among the most distinctive in North King County. Permits go through City of Kenmore at kenmorewa.gov.
We build throughout North King County. Bothell and Kirkland are our closest neighbors — Kirkland's south shore lakefront work is similar in scope to Kenmore. Lake Forest Park shares Kenmore's north-shore character. For premium Eastside builds, see Bellevue.
Kenmore Outdoor Living: Landmarks & Local Connections
water Log Boom Park & Kenmore Waterfront
Kenmore's main waterfront park on Lake Washington's north shore, with a seaplane base, boat launch, and swimming area. Adjacent residential streets along Lakeview Dr NE and the lake corridor are Kenmore's premium deck market — waterfront positions with unobstructed southern lake views. PVC and glass railing are standard for these builds.
flight Kenmore Air Seaplane Base
One of the last operating float plane bases on Puget Sound, right at Log Boom Park. Kenmore Air's operations along the lake shoreline are a defining feature of the city. Properties within sight of the seaplane landing corridor often have extraordinary lake views — and the decks we build on these lots are designed to maximize that sightline.
park Saint Edward State Park (Kenmore border)
This 316-acre state park on Lake Washington's west shore sits at the Kenmore–Kirkland border. Adjacent residential properties along NE 145th St and Juanita Dr have wooded, private lots — the tree canopy and shade that create Kenmore's moisture challenge. Composite or PVC is the right choice for any lot adjacent to this forest corridor.
directions_walk Burke-Gilman Trail
The Burke-Gilman Trail runs through Kenmore along the north shore of Lake Washington, connecting to Bothell to the east and Lake Forest Park and Seattle to the south. Trail-adjacent residential properties have direct waterfront access and represent Kenmore's most active outdoor-living investment market. These homeowners build decks to extend their connection to the water.
route SR 522 Corridor
State Route 522 connects Kenmore to Woodinville to the east and Lake City / Seattle to the south. The residential neighborhoods along the Kenmore segment of 522 (Kenmore Village, NE 175th area) are the city's main suburban core — where most of the cedar-replacement volume originates. Good access for our crews from the Bothell corridor.
landscape Kenmore Hillside Ridge
The ridge above NE 175th Street, running northwest from the Bothell border, holds Kenmore's elevated residential tier. Lots here can be 10,000–18,000 sq ft with south-facing views over the lake — Kenmore's premium hillside market. Elevated deck builds on this ridge require engineered post systems and are among the most architecturally interesting projects we complete in North King County.
PNW Build Window
Kenmore's optimal build window runs May through September for lakefront projects — site access and concrete curing are best in the dry season. Inland and hillside builds go year-round. Lakefront shoreline review and elevated-lot engineering add to permit timelines — budget 4–6 weeks for complex projects. Call us early in the season for the best crew scheduling.
