Three season sunrooms in North Tustin CA - a glass room for spring and fall days

A three-season sunroom addition with builder-grade windows, siding and roofing usually costs about $120 to $170 per square foot in Orange County. That figure covers standard electrical but leaves out insulation, heating and cooling, plumbing and permits, and larger rooms that need a foundation land toward the top of it. Your written estimate lists the room type, windows, roof and base for your room, and the work is backed by our satisfaction guarantee.

Choose by how you'll use the room, because a four-season room is insulated and heated and cooled like the rest of the house, while a three-season room uses single-pane glass and screens and isn't conditioned. One seller says four-season rooms generally cost much more and may need more permitting too. I'll lay out both options at the estimate and leave the call with you.

The county's list doesn't settle it, because Orange County handles building permits for private property in its unincorporated areas, and that list names additions, patios and decks but not sunrooms. County planners also check plans against zoning and specific plans, and the North Tustin Specific Plan is one of them. Since we're based in North Tustin and work in many of the cities around it, we look up which office reviews your address first, then handle the applications and inspections for our work. We're licensed and fully insured, and it's worth knowing that the state's awning license covers awnings and patio covers, with patio enclosures falling outside it.

On a home improvement job, the down payment can't be more than $1,000 or 10 percent of the contract price, whichever is less. That rule comes from the Contractors State License Board, and any other payments should be listed in the contract and match work completed or materials delivered, so you pay as the job moves forward.

Then the room has to be built with the fire-resistive features the California Building Code requires in Very High zones. You can look up your address on the county's fire hazard zone map, and I check it too before I settle materials in the written plan.

One installer's guide suggests checking the roof and gutters once a year and keeping the door and window tracks clean inside and out. It calls for pure silicone spray on the tracks, since oil-based lubricants attract dirt, and for keeping the weep holes, the small drain openings along the bottom of the frame, clear so water can get out.