Your gate is something you use every day, so it needs to be built strong enough to keep working properly for years to come.

But if you've ever had a gate that sags, sticks, warps, or becomes difficult to open, you know how frustrating it can be.

No one wants to be battling with a gate shortly after spending money on a new fence. That's why I believe the gate deserves just as much attention as the fence itself.

We Build Our Gates for Long-Term Use
At Mike Downs Fencing, our steel-frame gates are galvanized to help prevent rust and corrosion. We also hang our gates on Schedule 40 pipe posts.

The post is an important part of the gate system. A heavy gate needs a strong post to support its weight and help keep everything aligned over time.

Adjustable Hinges
Another feature we include is adjustable hinges.

Over time, even a well-built gate can need a little adjustment. That's why we will come back and adjust your hinges free of charge for the life of your fence.

You shouldn't have to live with a gate that isn't opening and closing the way it should.

An Easy-to-Use Lockable Latch
We also use a lockable latch that is easy to operate with one hand, whether you're standing inside or outside of the fence.

It's a small detail, but it's something you'll appreciate every time you use your gate.

Steel-Frame Gates Don't Cost More Than Wood
Here's something that surprises a lot of homeowners:
Our steel-frame gates are the same price as wood gates.
That means you don't necessarily have to spend more to get the added strength and durability of a steel-frame gate.
When I'm building a fence, I want to think about how it's going to perform years down the road—not just how it looks on installation day.

The gate is one of the most frequently used parts of your fence.
​ Build it right, and you won't have to fight with it every time you open it.

At Mike Downs Fencing, we build your fence like it's our own.
Best Fence. Best Price.
Mike Downs Fencing
Family Owned & Veteran Operated
Serving North Texas & Texoma Since 2002
903-814-8118
fencingplusmore.com

When you’re getting estimates for a new fence, it’s easy to focus on the wood, the height, the style, and the price. But one of the most important parts of a fence is something you may never see once the job is finished: the posts.
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I’ve been building fences for years, and one thing I tell homeowners is simple: not all steel posts are created equal.

The thickness and strength of the steel post can make a big difference in how your fence performs over time, especially here in North Texas where we can get some serious wind.

16-Gauge Posts
Some fences are built using 16-gauge steel posts. In my opinion, that is too thin for the type of conditions we can see here in North Texas.

A fence can look great when it is first installed, but the posts are what help hold everything together when strong winds start pushing against a large privacy fence. Thinner steel posts have a greater chance of bending or buckling under those conditions.

Schedule 20 or 13-Gauge Posts
You will also see fence posts advertised as Schedule 20 or 13-gauge.
This is where homeowners need to pay attention to what they are actually getting.

Oftentimes, supply stores advertise a post as Schedule 20 or 13-gauge, but the actual steel being supplied may be 15-gauge, which is thinner. That can be difficult for a homeowner to determine just by looking at the post.
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For a privacy fence in North Texas, I believe it is important to know exactly what type and thickness of steel is being installed—not just what is written on the estimate.

Schedule 40 Pipe
Schedule 40 pipe is a different level of steel post.
It is heavier, stronger, and costs more, but I believe it is worth the investment when you're building a fence that you want to last.

A quality steel post can make a major difference in the overall strength and longevity of a fence. In the right application, investing in heavier posts can help turn a fence that might otherwise have a much shorter service life into one that can last for decades.

I always tell homeowners that you have to look at the fence as a long-term investment. Saving money on the posts today may not save you money down the road if you end up having to repair or replace the fence.

Don't Forget About Insurance
There is another thing many homeowners don't realize until after they have a problem: fence damage or replacement is often not covered by a standard homeowners insurance policy, depending on the policy and the cause of the damage.

That is another reason I believe it makes sense to invest in quality materials from the beginning.

You don't want to spend thousands of dollars on a new fence, only to discover later that the materials you chose weren't built to handle the conditions we experience here in North Texas.

Build It Right the First Time.
When you're comparing fence estimates, don't just compare the bottom-line price.

Ask questions:

• What type of steel posts are you using?
• What gauge are the posts?
• Are they actually the thickness advertised?
• Are you using Schedule 40 pipe?
• How deep are the posts being set?
• What type of concrete are you using?
• What kind of warranty do you provide?

There are a lot of things that go into building a quality fence, and the posts are one of the most important.

A fence is an investment in your property, security, and peace of mind. I believe it's better to build it right the first time than to save a little money today and pay for it later.

At Mike Downs Fencing, we build fences for North Texas conditions—not just for the day they're installed.
Mike Downs Fencing
Family Owned & Veteran Operated
Serving North Texas & Texoma Since 2002

903-814-8118
fencingplusmore.com
Best Fence. Best Price.

If you're planning a new wood fence in North Texas, you've probably thought about the style, the height, and the stain. There's one detail that doesn't get talked about enough, and it can decide whether your fence lasts 10 years or 25: the rot board.

Why Cedar Needs to Stay Off the Ground
Cedar is a beautiful, durable fence material, but it isn't made for ground contact. It has to stay above the ground or it will rot. If your cedar pickets touch the soil after installation, the rot begins, and it only gets worse from there. Moisture wicks up into the wood, and North Texas rain, sprinklers, and humidity all add to the problem.

What Is a Rot Board?
A rot board is a special 2 x 6 treated pine board that sits directly on the ground along the bottom of your fence. Treated pine is built to handle ground contact, so it takes the moisture and soil exposure instead of your cedar pickets.

We mount every rot board to the posts with double brackets and lag screws. That hardware holds the board firmly in place and prevents warping, so the fence stays straight and solid year after year.

The Big Advantage:
Replace the Board, Not the FenceOver time, the bottom of any fence takes a beating. Weed eating, mulch, wet soil, and other environmental conditions all cause wear and tear at ground level.
With a rot board, you only replace the rot board. Without one, the damage works its way into your pickets, and you may end up replacing the whole fence.

Instead of tearing out and rebuilding your fence in 25 years, you can swap out one treated board. It's a much cheaper and smarter option, and it protects the investment you made in your cedar fence.

Built to Last From the Ground Up
A rot board is one part of a fence built to last. At Mike Downs Fencing, we also set deep steel posts, which hold up in North Texas clay soil far better than wood posts. We use stainless steel nails and hardware, and every fence is built with genuine western red cedar. Mike builds every fence himself and never subcontracts the labor.

Mike is a third-generation fence builder, and after 25 years and hundreds of fences across North Texas, he knows what makes a fence last. It's your fence, but our name, and we take every one seriously.
Ready for a Fence That Lasts?If you're planning a new fence, ask about a rot board when you get your estimate. It's a small addition that saves you real money down the road.

Mike Downs Fencing is owner-operated and veteran-owned. We proudly serve Grayson County, Fannin County, Bryan County, North Collin County, Cooke County, and surrounding cities.

Call us today at 903-814-8118 for your free estimate, or visit fencingplusmore.com to learn more.

Summer in North Texas is hard on everything outdoors, and your fence is no exception. Three months of heat, sun, and the occasional gully-washer storm put more stress on wood, hardware, and posts than most homeowners realize. Fall is the window to catch small problems before winter turns them into expensive ones.

After 25 years of building — and fixing — fences across Grayson, Fannin, Bryan, and Cooke counties, here's the same checklist Mike runs through on his own properties every fall.

1. Check for Post Movement
North Texas clay soil expands and contracts more than almost anywhere else in the country. That constant movement is the number one reason wood-post fences lean, shift, or pop out of the ground over time.
What to look for:

• Posts that wobble when you push on them
• Visible gaps or soil pulled away at the base of a post
• Sections of fence that lean even slightly compared to the rest of the line

If you're seeing movement, it's often a sign the posts were set in wood or shallow concrete rather than deep-set steel — which is exactly why we switch every job to steel posts. Steel doesn't rot, and set deep enough, it doesn't shift with the clay the way wood does.

2. Look for Sun and Heat Damage on the Wood
Cedar holds up better than most woods, but a Texas summer will still dry it out, cause boards to cup or crack, and fade the stain faster than people expect.
What to look for:

• Boards that feel dry, brittle, or are starting to crack
• Faded or chalky-looking stain
• Warping or cupping, especially on the sections that get the most afternoon sun

Fall is the ideal time to restain — the wood isn't fighting 100-degree heat, and the fence has a few cooler months to fully cure before next summer hits it again.

3. Check Every Gate
Gates take more abuse than any other part of a fence — they're the moving part, and they're used constantly.
What to look for:

• Sagging or dragging on the ground
• Hinges or latches that are rusting or loosening
• Gaps where the gate no longer sits flush against the frame

A gate that's just slightly off now is a lot cheaper to fix than one that's torn a hinge loose by January.

4. Inspect the Hardware
This is the one most homeowners skip completely. Standard hardware corrodes, and once it starts, it accelerates.
What to look for:

• Rust streaks running down the wood below a nail or screw
• Loose or popped fasteners
• Hardware that's visibly pitted or corroded

This is exactly why we use stainless steel hardware on every build — it's a small cost difference that prevents the rust streaks and loosening that regular nails cause within a few years.

5. Walk the Fence Line After the Next Rain
If you can, do this check within a day of a good rain. Water reveals problems that dry weather hides.
What to look for:

• Standing water pooling against the base of the fence
• Erosion or washed-out soil along the fence line
• Water stains suggesting the fence isn't draining or shedding water properly

Poor drainage along a fence line is one of the quieter causes of post rot and soil movement — and it's often an easy fix once you know it's happening.

6. Check Iron Fencing for Rust Spots
If you've got wrought iron on the property, fall is a good time to catch surface rust before it spreads.
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What to look for:

• Small orange or brown spots, especially near welds and joints
• Peeling or flaking paint/coating
• Any spots where rust has started to pit the metal

Caught early, this is a quick touch-up. Left alone through a wet winter, it becomes a bigger repair.

When to Call a Professional
A lot of what's on this list, you can check yourself in fifteen minutes. But if you're seeing post movement, gate sag, or sections that feel structurally off, it's worth getting a second set of eyes on it before winter weather makes the problem worse — and harder to fix.

We're happy to come take a look, no pressure either way. It's your fence, but our name goes on the work.
Mike Downs Fencing Serving Grayson County, Fannin County, Bryan County, North Collin County, Cooke County, and surrounding areas 📞 903-814-8118 🌐 fencingplusmore.com

Every fence hits a point where you have to make a call: patch it up again, or start fresh. Repairs make sense for a while — but at some point, throwing more money at an aging fence just delays the inevitable and costs you more in the long run.

Here's how to tell which side of that line your fence is on.

1. The Posts Are Failing
Boards can be replaced one at a time. Posts are a different story. If your posts are rotting, leaning, or loose in the ground — especially in North Texas clay soil, which shifts and swells more than people expect — that's a structural problem, not a cosmetic one. Once posts go, the whole fence is only as stable as its weakest point.

2. More Than a Third of the Boards Are Damaged
One or two warped or cracked boards? Easy fix. But once damage spreads across a large portion of the fence, you're not really "repairing" anymore — you're rebuilding it board by board, usually for close to what a full replacement would cost, without the benefit of new posts, hardware, or a fresh structure underneath.

3. It's Leaning, Not Just Sagging
A gate that sags a little is a hinge adjustment. A fence that's visibly leaning along a whole section usually means the frame or posts have shifted and the fence is losing its structural integrity — repairs at that point are often temporary at best.

4. Rot Has Reached the Frame
Surface-level wear on boards is normal over time. But if you press on the wood and it's soft, crumbly, or the rot has spread into the rails and frame, that's no longer surface damage — it's the skeleton of the fence failing.

5. It's Held Together With Mismatched Repairs
If your fence has been patched multiple times over the years with different wood, different stain colors, or hardware that doesn't match, you're likely looking at a fence that's been kept alive past its natural lifespan. At some point, patchwork repairs cost more cumulatively than one clean replacement.

6. The Hardware Is Original — and Rusting
Standard hardware corrodes over time, especially with North Texas humidity swings. Rusted hinges, hardware stains bleeding into the wood, or hardware that's seized up are signs the fence is reaching the end of what repairs can fix.

7. You're Repairing the Same Section Over and Over
If you find yourself calling about the same stretch of fence every year or two, that's usually a sign of an underlying issue — bad soil conditions, poor original construction, or wood that was never meant to hold up long-term. Repeated repairs in the same spot are rarely a coincidence.

When Repair Still Makes Sense
Not every issue means replacement. A few loose boards, a sagging gate, minor discoloration, or storm damage limited to a small section are usually straightforward repairs — no need to replace a fence that's otherwise structurally sound.

The Bottom Line
The real question isn't "can this be repaired?" — almost anything can be patched temporarily. The real question is whether repairing it is actually saving you money, or just delaying a replacement you'll need in a year or two anyway.

Not Sure Which Your Fence Needs?
Mike Downs Fencing has been building and repairing fences throughout North Texas for 25 years — owner-operated, veteran-owned, and every fence assessed and built by Mike himself. If you're not sure whether your fence needs a repair or a full replacement, give us a call at 903-814-8118 or visit fencingplusmore.com for an honest look.

A brand-new wood fence looks great the day it goes up. But if you skip staining — or let it slide for a few years too long — that same fence can start looking tired, gray, and worn well before its time. Here at Mike Downs Fencing, staining isn't an upsell we tack onto the end of a job. It's part of protecting the investment you just made.

What Staining Actually Does
A lot of homeowners think of stain as purely cosmetic — something that makes the wood look nice. It does that, but its real job is protection. A good stain seals the wood against moisture, blocks UV damage from the sun, and helps prevent the cracking, splitting, and warping that untreated wood is prone to over time.
Without that protective layer, even quality wood like genuine western red cedar will weather faster than it should. Staining is what lets the wood age gracefully instead of just aging.

Why North Texas Fences Need It More
Our climate doesn't do wood any favors. Between the intense summer heat, the sudden downpours, and the humidity swings in between, untreated or under-maintained wood takes a beating here. Add in our clay-heavy soil, which holds moisture differently than sandy or loamy soil, and you've got conditions that can accelerate wear on the lower sections of a fence in particular.

A properly stained fence handles all of that far better — resisting moisture absorption, holding its color longer, and standing up to the sun instead of drying out and cracking under it.

How Often Should You Stain?
There's no single answer for every yard, since sun exposure, wood type, and the quality of the last stain job all play a role. But as a general rule of thumb, most wood fences in North Texas benefit from restaining every 2 to 4 years. Fences with heavy, direct sun exposure often need it on the shorter end of that range, while shadier, more protected sections can go longer.

If you're noticing the wood graying out, feeling dry or rough to the touch, or starting to show small cracks, that's usually your sign it's time.

We Stain It Like We Build It
We don't subcontract our labor, and that goes for staining just like it does for building. When we stain a fence, we're doing it the same way we built it — carefully, without cutting corners, because it's got our name on it. Whether you need a full fence stained for the first time or a refresh on an older fence we didn't originally build, we treat the job the same way.

Ready to Protect Your Fence?
If you're in Grayson County, Fannin County, Bryan County, North Collin County, Cooke County, or the surrounding areas and your fence is due for a stain (or you're not sure), give us a call at 903-814-8118 or visit fencingplusmore.com. We'll take a look and give you an honest read on what it needs.

When you're investing in a privacy fence, the wood you choose isn't just a cosmetic decision — it's the difference between a fence that looks great for a couple of years and one that stands strong for decades. At Mike Downs Fencing, we build every custom privacy fence with genuine western red cedar, and we don't cut corners on that choice. Here's why.


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Ready for a Fence Built to Last?
If you're in Grayson County, Fannin County, Bryan County, North Collin County, Cooke County, or the surrounding areas and you're ready to talk about a custom wood privacy fence, give us a call at 903-814-8118 or visit fencingplusmore.com. We'll walk you through your options and give you an honest, straightforward quote — no corners cut, no surprises.