Multi-level lake view decks engineered for Paw Paw Lake waterfront properties
WTS II Contracting is a licensed Michigan residential builder specializing in custom deck construction throughout Coloma, utilizing helical pier foundation technology that penetrates soft lakefront soil to reach stable bearing strata, eliminating the settling and sinking common with standard concrete footings on Paw Paw Lake and Little Paw Paw Lake properties, with comprehensive expertise in Coloma Charter Township zoning setback requirements and lot coverage calculations for waterfront construction. Our lake view preservation approach—featuring cable railing and glass panel systems that provide code-required safety without obstructing sightlines, PVC-capped composite decking impervious to constant lake humidity, and multi-level designs with integrated water management keeping lower patios dry—creates resort-quality outdoor spaces engineered specifically for Coloma's unique waterfront environment.
| Specification | Details |
|---|---|
| Permit Jurisdiction | City of Coloma OR Coloma Charter Township (verify setback requirements on waterfront lots) |
| Soil Condition | High water table / muck near Paw Paw Lake and Little Paw Paw Lake |
| Footing Recommendation | Helical piers (for soft soil) or spread footings (for stable soil away from water) |
| Frost Line Depth | 42" minimum (Michigan code requirement) |
| Common Upgrade | Cable railing or glass panels (unobstructed lake views) |
| Recommended Material | PVC-capped composite (Trex Transcend—impervious to lake moisture) |
| Typical Timeline | 2–4 weeks (includes helical pier installation, permit coordination, multi-level framing) |
Paw Paw Lake and Little Paw Paw Lake waterfront properties face a critical foundation challenge that standard deck construction cannot overcome: soft, organic soil with high water table that causes standard concrete footings to settle and sink over time.
The soil composition near Coloma's inland lakes:
The standard concrete footing failure sequence on lakefront properties:
We've measured settlement on lakefront decks ranging from 2 inches (minor annoyance) to 8 inches (catastrophic structural failure requiring demolition). Every dollar saved using standard footings gets spent on premature replacement plus the inconvenience of losing deck access for weeks during rebuilding.
WTS II Contracting uses helical pier foundation systems on all Paw Paw Lake soft-soil properties:
Helical Pier Technology:
Installation Process:
Cost Comparison:
For Coloma lakefront properties where deck replacement costs $25,000-40,000, helical piers are the only foundation system that makes economic sense.
Paw Paw Lake waterfront properties command premium prices—$500,000 to $2,000,000+—primarily due to unobstructed water views. Yet standard deck railing systems featuring vertical wood pickets or composite balusters block 40-60% of the sightline when seated, negating the very amenity that justified the property purchase.
The standard railing visibility problem:
Standing at the rail provides clear views, but the primary deck use—sitting at dining table, relaxing in lounge chair, entertaining guests—occurs while seated. Standard picket railings force you to stand up to see the lake you paid premium prices to access.
WTS II Contracting specializes in view-preserving railing systems that provide code-required safety while maintaining unobstructed sightlines:
Cable Railing Systems (Most Popular):
Glass Panel Systems (Ultra-Premium):
Horizontal Wood or Composite (Budget Alternative):
For a typical 12x16 lakefront deck with 40 linear feet of railing, upgrading from wood pickets ($1,600-2,400) to cable system ($3,000-4,800) adds $1,400-2,400 to project cost. But it transforms the deck from "view-obstructed outdoor room" to "transparent extension of interior living space with uninterrupted water access"—directly increasing property value and daily enjoyment.
Paw Paw Lake creates a microclimate of elevated humidity—water vapor rising from the lake surface keeps lakefront properties 10-15% more humid than inland areas just 1-2 miles away. This constant moisture accelerates wood deterioration and creates maintenance nightmares for deck materials not engineered for wet environments.
The humidity degradation sequence on pressure-treated lumber:
Annual staining/sealing becomes semi-annual on lakefront decks—double the maintenance burden. And despite diligent maintenance, pressure-treated lumber still degrades faster due to relentless moisture exposure.
WTS II Contracting recommends PVC-capped composite decking for all Paw Paw Lake properties:
Trex Transcend Lineage Collection:
TimberTech AZEK (Ultra-Premium Alternative):
Cost justification for lakefront properties:
For waterfront homeowners who prioritize lake time over deck maintenance, composite decking is the only logical choice.
Coloma has dual jurisdiction (City of Coloma and Coloma Charter Township) with significantly different zoning requirements for waterfront lots—particularly lot coverage ratios and setback distances from water. Building without understanding these requirements results in stop-work orders, variance applications, or worst-case, mandatory demolition.
Lot Coverage Ratio:
Waterfront Setback Requirements:
Side Yard Setbacks:
WTS II Contracting handles all zoning compliance before design:
This upfront due diligence adds 1-2 weeks to project timeline but prevents the $5,000-15,000 cost of demolishing non-compliant construction.
Many Paw Paw Lake cottages date to the 1950s-1970s—era of minimal building codes and DIY construction. These properties often have irregular siding (vertical board and batten, T1-11, metal), minimal house wrap, and uneven wall surfaces. Attaching deck ledger boards to these structures without proper flashing creates the rot conditions responsible for 90% of deck collapses.
The cottage ledger failure sequence:
WTS II Contracting installs comprehensive double-flash ledger systems on all cottage retrofits:
Step 1: Siding Removal and Inspection
Step 2: Self-Adhesive Membrane Application
Step 3: Metal Flashing Installation
Step 4: Ledger Attachment
Step 5: Siding Replacement
This double-flash system adds $300-600 in materials and 4-6 hours labor compared to "bolt and go" approach. But it prevents the rim joist rot that requires $8,000-12,000 in house structural repairs plus complete deck rebuilding.
Lakefront homeowners naturally want the deck to extend as close to the water as possible—maximizing the feeling of being "over" the lake. DIY builders and inexperienced contractors accommodate this desire by cantilevering deck joists far beyond the beam, creating structural flex and bounce that makes the deck feel unsafe.
The cantilever failure mode:
The issue is exacerbated with composite decking—heavier than wood (65-70 lbs per square versus 40-45 lbs), creating more dead load that amplifies deflection.
WTS II Contracting frames with conservative beam-to-joist ratios for rock-solid feel:
Cantilever Limits:
Joist Sizing:
Beam Placement:
This conservative framing approach adds approximately $400-800 in lumber costs (10-15%) but transforms user experience from "bouncy and concerning" to "solid and confident."
We use contractor-grade materials specifically engineered for waterfront environments:
Usually no—simple board replacement on existing framing (same-for-same material swap) typically doesn't require a permit in either City of Coloma or Coloma Charter Township. However, permits are required for: (1) Any structural changes to framing, posts, beams, or footings, (2) Enlarging the deck footprint or height, (3) Replacing railings (safety-critical component requiring inspection), (4) Repairing or replacing ledger board attachment to house. If your project involves any structural modifications beyond simple decking replacement, a full building permit with inspections is required. Additionally, if you're adding features like built-in benches, pergolas, or stairs, these trigger permit requirements. WTS II Contracting recommends confirming with your specific jurisdiction's building department before starting work—unpermitted structural work discovered during home sale can delay or kill transactions, and retroactive permitting requires expensive engineering analysis and potential structural upgrades to meet current code.
A light-colored composite with heat-reflective technology, so it doesn't burn bare feet coming off the boat. Paw Paw Lake decks receive intense sun exposure—especially south and west orientations with no tree shade. Standard composite (first-generation technology) absorbs heat and can reach surface temperatures of 160-180°F in July/August sun—hot enough to cause first-degree burns on bare feet. WTS II Contracting recommends Trex Transcend Lineage with Cool-Touch technology—advanced infrared-reflective pigments that reduce surface temperature by 30% compared to standard composite. Light colors (grays, tans, Island Mist) stay coolest—typically 110-120°F maximum even in full sun. For comparison: dark brown standard composite reaches 170°F, making decks unusable during peak summer months. Additional considerations for sun exposure: (1) Fade warranties—Transcend offers 25-year protection against significant color fade from UV, (2) Scratch resistance—PVC cap layer prevents barefoot traffic and dragged furniture from damaging surface, (3) Zero maintenance—sun-damaged pressure-treated requires annual re-staining, composite requires nothing. For ultimate heat resistance: TimberTech AZEK in lightest colors stays coolest but costs 20-30% more than Trex Transcend.
Yes, we specialize in multi-level decks with integrated water-management systems to keep the patio below dry. Second-story decks on Coloma lake homes present unique engineering challenges: (1) Structural loading—upper deck must carry live load plus snow load without transferring excessive force to lower level, (2) Water management—rain and melting snow draining through upper deck boards creates constant drip on lower patio, (3) Wind exposure—elevated decks face higher wind loads requiring hurricane ties and engineered connections. WTS II Contracting installs under-deck drainage systems (Trex RainEscape, TimberTech DrySpace) that capture water falling through upper deck and channel it to gutters—keeps lower patio completely dry for year-round use. System consists of vinyl membrane installed on lower deck joists before upper deck boards go on, sloped to perimeter gutters, sealed at all penetrations. Additional second-story requirements: 42-inch minimum railing height (versus 36" for ground level), stronger joist-to-beam connections to resist uplift, proper flashing where upper deck attaches to house second floor. Multi-level decks typically cost $50-75 per sq ft installed (versus $40-60 for ground level) due to additional engineering, drainage system, and access complexity.
WTS II Contracting also serves surrounding communities. Learn about our deck building services in:
Get a detailed estimate from a licensed Michigan residential builder who specializes in waterfront construction—helical pier foundations, cable railings for unobstructed views, and composite systems engineered for Paw Paw Lake humidity.
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