Attached are three photos of my porch which is located off our dining area. I am planning on having the screened in wall reframed to accept a larger window that will run the length of the wall and have the screen door removed and replaced with an exterior grade door. As well, I want all the siding removed and replaced with drywall and painted. Also, as seen in the photos there is a door on one end of the porch which we wold want removed and closed in. The underside of the floor is fully accessible and would need to be insulated as well. I would like to have the floor tiled. Basically we would want to make this an extension of the house. The porch measures 12 x 6.5 feet.
I would like to know what I can expect to pay JUST for the labour to complete this. The materials I will be buying myself.
Thank you. I appreciate all of your advise!
I think you need to take a step backwards and find out if it can be converted to living space. The way you are describing it, it sounds like a deck that has slowly been converted to a sun room. If that is the case, you need to upgrade the foundation and floor system before considering anything else. Then it will depend on how the walls are currently structured and if the roof is suitable. Lots of other items like HVAC, electrical, insulation, etc have to be considered before anyone can give you numbers.
Good luck with it.
Thank you for your response. I appreciate it. I had another contractor already come to see the porch in person. He felt that the job could be done for $10,000 - $12,000. He took a look at how the walls were constructed. It looks like it's just framed in with two by fours at the moment. There is already an electrical outlet in the porch and there is a heating vent right next to the two double doors shown in the photos. I believe he was going to tap into that for the heat. The porch was always a porch and never was used as a deck. We have a deck off of the porch already. For the flooring it is just a piece of pressure treated plywood supported on blocks. I'm not certain what he intends to replace that with. I just wanted to get a second opinion on a price for a project like this.
Thanks. All advice is welcomed!
As Jim mentioned, the foundation is the first area to look at. It must follow safety and building codes, regardless of where you live. You can contact your local building inspector to find out mote information ... usually free. Remember that a porch isn't part of the original structure and items such as heating, electrical, plumbing all should be considered in some detail. I might also assume, being a porch, that the walls are 2x4 construction versus 2x6, which should be the primary house walls thickness. This too makes a difference in the long term heat loss and general comfort of the room. Take some time and do a little more research using what you already know and what the final structure should look like (in you vision).
Thanks Mark for your response. Assuming the foundation was done properly and the walls were the appropriate thickness and insulated along with everything else what price should a job like this cost? Also, in terms of the foundation should I be expecting something like poured concrete to be the only opinion? Thanks again. The advice on here really helps me!
Call your building inspector before you do anything else. You don't even know if they'll allow any further work to it without certain criteria. The contractor may not be able to "tap" into the existing HVAC duct. It might require a new run. And don't forget, your taxes will increase because now you have a heated addition.
Do your homework before you consider how much it'll cost for everything. It's not the price of the job to consider, but the value. Whether it's worth the money or not.
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