Decks in Manhattan are roof decks, terraces and the back yards of townhouses. Fences are mostly wood garden fences behind row houses.
Price ranges on this page are national figures published by HomeGuide for 2026. They are not our quotes. Manhattan labor rates, building rules, access and the state of your walls move the number up or down. Last checked October 2026.
How much does it cost to stain a deck?
Nationally, it costs $1.50 to $4 per square foot to have a deck stained, or $450 to $1,000 on average. A 12x16 deck is listed at $301 to $775 and a 10x10 at $157 to $404.
- Stain and seal only: $0.50 to $1.50 per square foot.
- Power wash, stain and seal: $1.00 to $2.50.
- Power sand, stain and seal: $2.00 to $4.00.
- Strip, stain and seal: $2.50 to $5.50.
- Railings: $4.00 to $12.00 per linear foot.
Small decks often run into a painter's minimum charge. On a roof, every tool and can goes up through the building, and wash water has to be controlled so it does not reach the neighbors.
Should I paint or stain my deck?
Stain is the better choice for most decks. It soaks into the wood and wears away gradually. Paint sits on top as a film and peels when water gets under it.
Deck painting costs $2 to $5 per square foot nationally. Paint gives a solid color and hides old boards. HomeGuide lists deck paint lasting 10 to 15 years, but a walked-on surface in a climate with freezing winters usually needs touching up well before that.
Solid or semi-transparent stain on an old deck?
Solid stain suits an old deck. It hides grey wood, mismatched new boards and old stains, and it blocks more sun.
Semi-transparent stain shows the grain and looks best on newer wood in good condition. On worn boards it shows every flaw.
How often does a deck need restaining?
A deck needs restaining every 2 to 3 years, by the published figure. Roof decks in full sun and wind can need it sooner.
Sprinkle water on the boards. If it soaks in instead of beading, it is time.
Can you paint a deck that was previously stained, or stain one that was painted?
A previously stained deck can be painted or coated with solid stain once it is clean and dull. A previously painted deck cannot be stained until the paint is fully stripped.
Stain needs bare wood to soak into. Stripping a painted deck is slow, which is why the national figure for strip, stain and seal is the highest of the methods.
Why is my deck stain peeling after a year?
Deck stain is peeling because it formed a film on the surface and did not soak in. That happens when the wood was damp, dirty or still sealed by an old finish, or when too much stain was applied.
Snow sitting on a deck and freeze and thaw cycles lift any film that has not bonded. The fix is to strip or sand back to bare wood and apply thin coats.
How long to wait before staining a new deck or pressure-treated fence?
Wait until the wood is dry. A new deck or fence built from pressure-treated lumber is sold wet with preservative and often needs several weeks to a few months.
Use the water test: if drops soak in within a few minutes, the wood is ready. Kiln-dried lumber and many hardwoods can be finished sooner. Follow the stain maker's label.
Can I stain a deck while the wood is damp?
No. Damp wood cannot take up stain, so the stain sits on top, dries patchy and peels.
After rain or washing, give the deck a couple of dry days. Shaded yards between tall buildings dry slowly, so allow more time there.
Should I stain or paint my wood fence?
Stain is easier to live with on a wood fence. It does not peel, and recoating needs only a wash first. Paint looks crisp but needs scraping every time it is redone.
Nationally, fence painting or staining costs $2 to $14 per linear foot, with a 6-foot fence at $4.00 to $9.00 per linear foot. Fifty feet of fence is listed at $100 to $700. There is no published lifespan for fence finishes.
Is an old pine fence worth staining or should it be replaced?
An old fence is worth staining if the posts are firm and the boards are solid. It is not worth it if the posts rock or the bottoms of the boards have rotted.
Push on each post. Stain protects sound wood and improves the look. It does not stiffen a fence that is failing at the ground.
Does a roof deck or terrace in a co-op or condo need approval?
Often, yes. Terraces and roof decks are usually building property that an owner has the right to use, so the board may have a say over finishes and colors, and over contractors working on the roof.
Ask your managing agent before work starts. Buildings also care about what sits on the roof membrane, so we keep materials and wash water off it.
A free estimate with a written quote is the only way to get a real price for your job. Call or text (917) 970-7431.