We have been in our home for 1.5 years; the house is 12 years old. We live in New England... which says it all as far as weather. We have a large pressure-treated deck that the previous owners appear to have stained (looks like once) and then sealed (looks like several times). The sealant is peeling off and the stain is looking old and weathered. We'd like to restain the deck but aren't sure how. Should we sand the deck down to the bare wood, or just to the stain? If down to the bare wood, should we stain it and then reseal it? Or don't bother with sealing it at all? We're hearing pros and cons of both methods. Some have said just use a semi-transparent stain (one coat only) and don't bother sealing. Others have said to stain and seal. Would love any thoughts any of you out there have.

Thanks.