Patio Covers
An insulated aluminium roof on posts, flashed into your wall with a real gutter.
$12,000 – $25,000
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Level 3
Open in August, weather-tight in November
Sliding vinyl panels on a four-track system. Stack them open across three quarters of the wall in summer, then seal them against a squall in seconds.
What you get
- Four-track sliding vinyl glazing that stacks to open roughly 75% of each wall
- Insulated roof panel with a finished interior ceiling
- Heavy-gauge aluminium frame and a keyed entry door
- Deck reinforcement or a new slab, whichever your site needs
- Lighting, outlets and switching by a licensed Washington electrician
- Flooring and interior trim to your selection
- Stamped engineering, permit and final inspection
Is it right for you?
This is the one we build most, and for this climate it is the best value per usable day you can buy. It handles the Seattle problem exactly: not heat, but rain and long grey shoulder seasons. You get roughly three hundred comfortable days a year instead of ninety, for well under half what a heated addition costs.
Why we leave your existing door in place
Keeping the exterior door or slider between the house and the new room is what makes it an unconditioned space — which under Washington's energy code exempts it from the envelope requirements entirely. Removing that wall turns it into a conditioned addition with a much heavier permit and considerably higher cost. We will price either one, and tell you plainly which you are buying.
| Typical investment | $28,000 – $55,000 |
|---|---|
| Build time on site | 5 – 8 days |
| Typical total timeline | 12 – 13 weeks |
| Permit required | Yes |
| Heated | Supplemental only |
| Comfortable days per year | ~300 |
Ranges are typical for Puget Sound projects and depend on size, site access and finish level. Your written quote is a fixed number.
Get a Free EstimateCommon Questions
3-Season Rooms FAQ
How warm does it actually get in winter?
With the panels closed and a plug-in heater it is comfortable well into the autumn and on mild winter days. It is not a heated room and we will not pretend otherwise — on a 38-degree January morning it is a cold room. If you want January, you want a four-season sunroom.
Is vinyl glazing as good as glass?
Different, not worse. Four-track vinyl is lighter, far cheaper, will not shatter, and slides open in a way glass cannot. Glass is clearer and insulates better. For an unheated room in this climate the vinyl system is usually the better engineering answer.
Can it go on my existing deck?
Often, but the deck has to actually carry a roof. We open it up and look at joist size, span and spacing before we quote. Undersized framing and rot are the most common surprise we find, so we find it before the contract rather than after.
Does it add square footage to my house?
No. Unheated space is not counted as finished square footage on an appraisal. It absolutely helps a house sell, and it is permitted and inspected so it will not cause problems at closing — but it does not appear in the recorded floor area.
Could I add heat later?
Only as a rebuild, not an upgrade. Washington's code requires a space converted from unconditioned to conditioned to be brought into full current compliance — including glazing performance a three-season room does not have. If heat is even a possibility, build for it now.
Also Consider
Other ways to enclose your space
Not sure which level is right? We'll walk the yard with you and tell you honestly what fits your house, your lot and your budget.
4-Season Sunrooms
Insulated, high-performance glazing and a heat pump, on its own frost-depth foundation.
$55,000 – $120,000
Learn MoreReady to create your enclosure?
Let's bring your vision to life. Schedule a free, no-obligation estimate today.
A more beautiful way to live outside.