Frequently Asked Questions

Yes. We offer 3D renderings when they help visualize layout, materials, or colors, and they are typically included for more complex projects. All projects include 2D plan views, and 3D design can also be provided as a standalone service.

Yes. Design changes are a regular part of the process and can be accommodated as the project evolves. Changes affecting scope, cost, or schedule are documented and approved before moving forward.

Yes. We help you choose materials, finishes, and colors that fit your design goals, budget, and maintenance needs.

Yes. We can choose materials and styles to match your building’s architecture. Our goal is to make new work look like it belongs with the original design.

Design documents prepared for your project may be used for construction when we perform the work. If design services are provided as a standalone deliverable, ownership and usage rights are defined separately.

Our construction drawings typically include plan views, key sections, material callouts, and critical dimensions. The level of detail increases based on project complexity, coordination needs, and permit requirements.

No. We collaborate with licensed architects and engineers for design, permitting, and structural review. This ensures each project is supported by the right professionals based on scope and regulatory requirements.

Most rooftop deck projects in NYC require permits, particularly when new structures are built, access is modified, or loads are introduced. Some surface-level or repair work may not require filings, but requirements depend on the specific scope and building classification and are confirmed during planning.

Approval timelines vary by project. DOB review timelines depend on filing type and scope and often take one to two months. Co-op or condo board reviews may take several weeks or longer depending on building procedures.

Yes. When permits are required, we coordinate with licensed architects or engineers who prepare the drawings and filings. We assist through the DOB submission and permit approval process.

Some non-structural surface work may not require DOB filings. Permit needs depend on the specific scope, building classification, and existing conditions.

We carry Workers’ Compensation, General Liability, Excess Liability, and Commercial Auto insurance coverage.

Yes. Project-specific Certificates of Insurance and additional insured endorsements are provided as required before work begins.

Most boards require at a minimum, a written scope of work, drawings, a project schedule, and insurance certificates. Additional documentation may be requested depending on building policies and review procedures.

Yes. A preliminary proposal can be prepared based on photos and dimensions. Final pricing is confirmed after an on-site walkthrough to verify conditions, access, and requirements.

Yes. A deposit is required to reserve time on the schedule and order materials. Deposit amounts vary based on project scope and any special-order materials.

Proposals include a written scope of work, key material specifications, plan-view drawings, exclusions, a payment schedule, and project terms.

Payment schedule starts with a deposit followed by progress payments tied to milestones, such as material delivery, mid-construction, and substantial completion. The payment schedule is outlined in the proposal and may vary by project size.

At this time, we do not offer in-house financing. Clients may arrange independent financing while progress payments remain tied to construction milestones.

Change orders are priced based on added or reduced scope, materials, and labor. All changes are documented in writing, approved by you, and reflected in the final cost.

Work is primarily performed by our core field team, with consistent on-site supervision and quality control throughout the project. Specialized trades are used only when required and coordinated under our supervision.

Work is typically performed during standard weekday hours, Monday through Friday, between 8:00 a.m. and 5:00 p.m., or within the building’s approved work hours.

We share progress through our client portal using photos, updates, and milestone documentation. Communication is provided at key construction stages, with walkthroughs or meetings scheduled as needed.

Weather-sensitive work may be rescheduled when conditions are not suitable. Light rain is often manageable. Any schedule adjustments are communicated as early as possible.

Debris is collected, contained, and removed according to project requirements and building rules. Site cleanup is performed daily, and any required dumpsters or staging locations are coordinated in advance.

Yes. Floors, walls, elevators, and common areas are protected with temporary coverings before materials are moved. Protection stays in place for the duration of the work and is removed upon completion.

Yes, we work year-round. Winter schedules often allow more availability and shorter lead times compared to peak seasons.

Yes. Permit review and required inspections can affect scheduling, depending on the filing type and scope. These steps are planned into the schedule and coordinated to minimize delays.

Start times vary by season and availability. Typical lead times are about two months in winter and three to four months during peak seasons.

Yes. Material lead times are factored into the project schedule.

In many cases, schedules can be planned around a target date if it aligns with availability and planning timelines. Any fixed deadlines should be discussed early to confirm feasibility.

We work with a wide range of decking systems, including porcelain pavers, composite decking, hardwood decking, and select turf or green roof assemblies. Material selection depends on structural limits, weight, maintenance preferences, and intended use.

Porcelain pavers and composite decking are typically the lowest-maintenance options. They do not require regular sealing and perform well over time with minimal upkeep.

Aluminum pergolas generally perform best in NYC conditions. They handle moisture, temperature changes, and long-term exposure more reliably than many other materials.

Grandfathered status means an existing deck was legally built under previous codes and is allowed to remain as is. Significant modifications or rebuilding can trigger the requirement to meet current building and zoning regulations.

We review each building’s alteration agreement, work hours, access rules, and insurance requirements before scheduling work. Construction does not begin until all building rules and approval conditions are clearly understood.

Yes. Elevator protection, reservations, and access procedures are coordinated with building management and staff before materials or debris are moved.

Work is generally performed during approved weekday hours. In limited cases, such as single-family residences or special circumstances, off-hour work may be considered if permitted by the building and local regulations.

Yes, but these projects often require additional review and approvals. Work is evaluated to confirm what is permitted and how architectural details must be handled.

Some construction noise is unavoidable during certain phases, such as demolition or cutting. Most work involves standard power tools and is performed during permitted hours, with efforts to minimize disruption.

Yes. Vandeck Builders provides a two-year workmanship warranty, with coverage based on the scope of work. Warranty terms are reviewed before the agreement is finalized, and manufacturer warranties are passed through to the homeowner.

Yes. Manufacturer warranties apply to the materials used on your project and are transferred to the homeowner when applicable. Some warranties require registration or specific maintenance, and we provide the relevant documentation.

Composite decking typically requires light cleaning with soap and water once or twice per year. Harsh chemicals, snow-melting products, and metal shovels should be avoided to prevent surface damage.

Hardwood decking is typically oiled once per year, depending on sun exposure and foot traffic. Skipping maintenance does not affect structural performance but will accelerate graying and weathering.

Yes. Maintenance services are available depending on the project type.

Yes. Lighting fixtures and power supplies carry manufacturer warranties, and installation labor is covered under the project workmanship warranty.