FAQ About O'Leary & Sons

Who is O’Leary & Sons?

O’Leary & Sons is a licensed deck contractor in Colorado Springs that helps homeowners plan, build, and evaluate decks with clarity, honesty, and disciplined construction.

Most homeowners are not sure whether they need a new deck, a repair, a partial rebuild, or a full replacement. What they want is an honest answer they can trust. Our role is to slow the process down, evaluate the structure or site, and explain what actually matters before any work begins.

We guide homeowners by identifying what is safe, what is failing, and what can realistically be addressed now versus later. We do not recommend work that does not solve the problem, and we do not leave important decisions unspoken. That approach has built long term trust through repeat clients and referrals, not sales pressure.

Every project starts with an on site inspection so decisions are based on real conditions and a clear plan forward.

Are you licensed and insured in Colorado Springs?

Yes, we are licensed and insured to perform deck related work in Colorado Springs and surrounding areas.

• We obtain permits when they are required for the scope of work.
• We build to current code requirements that apply to your home and site.
• We keep documentation organized so inspections and approvals go smoothly.

We confirm what applies to your address during the inspection and planning phase.

Do you pull permits, or do I need to?

If a permit is required, we handle the permit process as part of the project.

• Permit requirements depend on the type of work being performed.
• HOA approvals are separate from city permits and may also apply.
• When permits are not required, we still build with safety and longevity in mind.

Permit needs are confirmed after an on site inspection and scope review.

Do you only do full deck rebuilds, or do you offer repairs?

We offer both repairs and full rebuilds, depending on what the structure allows.

• Repairs are appropriate when the framing is sound and can be corrected safely.
• Rebuilds are recommended only when the structure cannot be brought to current standards.
• Many projects involve partial rebuilds, such as replacing stairs or railings while keeping the main deck.

An inspection allows us to recommend the simplest solution that holds up long term.

What is your process from first contact to completed project?

We follow a clear, step by step process so homeowners know what to expect.

• Initial conversation to understand goals and constraints.
• On site inspection and measurements.
• Written scope and estimate with clear options when they exist.
• If required, drawings and permit submittal.
• Scheduled construction with expectations for access, deliveries, and cleanup.

Clear planning starts with a thorough inspection and defined scope.

Who will be on site during the project?

Your project is completed by a dedicated two person crew with oversight throughout the build.

• Most projects are handled by a two person crew for consistency and accountability.
• A superintendent visits each job site daily to confirm progress, quality, and timeline.
• Any questions, adjustments, or concerns are addressed quickly and clearly.

Crew structure and communication expectations are reviewed during inspection and pre-start planning.

How do you manage jobsite cleanliness and debris?

We manage cleanup and debris removal as part of the project, not as an afterthought.

• We own and use our own twelve yard dumpsters when needed.
• Job sites are kept organized and safe during construction.
• Final cleanup is completed before the project is considered finished.

Job site logistics are confirmed during inspection and scheduling.

How do you handle changes once work begins?

Changes are documented clearly so there are no surprises.

• Owner requested changes are reviewed and approved before moving forward.
• If concealed conditions are discovered after removal, we explain what was found and outline the next steps.
• Careful inspections up front help reduce changes during construction.

Good planning and documentation keep projects calm and predictable.

Do you stand behind your work?

Yes, we stand behind our workmanship and remain responsive after the project is complete.

• Any needed adjustments are addressed professionally.
• Material warranties depend on the manufacturer and installed system.
• Project records are kept so follow up is straightforward.

Warranty details are reviewed during inspection and planning.

What areas do you serve?

We serve Colorado Springs and nearby communities, including areas with HOA and wildfire interface requirements.

• Travel range can depend on scope and scheduling.
• Local jurisdiction can affect permit requirements and timelines.

Service availability is confirmed during the initial evaluation.

What should I prepare before an inspection?

Preparing a few items can help the inspection move efficiently, though none are required.

• Photos of problem areas if available.
• HOA guidelines or architectural rules if applicable.
• Notes on what you would like to improve, change, or address.
• Access to the deck, stairs, and surrounding areas.

If none of this is available, we can gather what we need during the visit.