i30 Builders · Residential
Room Addition and Patio Enclosure Contractor in DFW
Closing in a covered patio, or building from the slab up to a Certificate of Occupancy.
Written scope and locked price before any deposit. One-year workmanship warranty.
Start Here
An enclosure and an addition are not the same job.
Closing in a covered patio inherits three walls, a roof and a slab that are already there. A true addition builds all of them. That is most of the cost difference, and it is structural rather than a discount.
So they are priced separately here. The cheap number belongs to the cheap scope, and quoting it on the expensive one is how a project ends in a change order argument.
If your covered patio is sound and the roof is already over it, this is the most square footage you will add to a house for the money.
Published Rates
Room Additions and Patio Enclosures pricing
All-in, covering labor, materials, normal mobilization, protection of the areas we work around, coordination and cleanup. These are budgeting standards, not a quote: the number on your contract comes from a site walk.
| Scope | Rate | Project minimum | What it covers |
|---|---|---|---|
| Patio enclosure to conditioned space | $95/SF | $12,500 minimum | Framing, windows, door, matching siding, mini-split, insulation, drywall, LVP, trim. |
| Ground-up build, phased | Phased contract | $100,000 minimum | Design through Certificate of Occupancy in seven phases, priced on the plan set. |
| Standing metal roof replacement | $1,285/SQ | None | Tear-off, deck repair, dry-in, 26 gauge R panel with full trim and flashing, haul-off. |
Already in the price
- A structural header wherever a post or a wall comes out
- Siding matched to the house rather than whatever is closest at the supply yard
- Conditioned means conditioned: a mini-split on its own circuit, not a space heater
- Insulation, drywall taped bedded and textured to match the existing walls
- Permit filing, inspections and the punch list before final payment
- One-year workmanship warranty
How we quote it
A site walk, then a written scope back within five business days. The scope names the work, the materials and the price, and the price does not move unless the scope does.
Anything found behind a wall or under a slab that changes the work gets priced and approved before we touch it. That is a change of work, in writing, not a surprise on the final invoice.
Payment is by ACH, card, check or cash, on the schedule written into the contract.
What Moves the Number
Up and down, before you ask for a quote.
Pushes price up
- Building new walls and a new roof rather than closing in what is standing
- Moving or removing a structural post, which brings in a header and an engineer
- Matching an older siding profile that is no longer made
- Data, dedicated circuits, or a panel that is already full
- Slab work, because under-slab plumbing has to be right before the pour
- A Certificate of Occupancy, which is a different inspection track than a remodel permit
Keeps price down
- An existing covered patio with a sound roof and slab
- Keeping the existing exterior door and resetting it rather than buying a new unit
- Fixed windows instead of operable ones
- LVP and painted drywall rather than a high finish package
- Taking power from a panel with room in it
Common Questions
What does it cost to close in a covered patio?
Ninety five dollars per square foot with a $12,500 project minimum. That covers demo of the existing patio conditions, a structural header where a post comes out, enclosure framing, windows and an exterior door, siding matched to the house, a mini-split on a dedicated circuit, data runs, insulation, drywall taped bedded and textured, paint, LVP and baseboards, trim-out and the punch list.
Why is an enclosure cheaper per square foot than an addition?
Because three walls, a roof and a slab are already built and paid for. An enclosure fills in between them. An addition has to pour a foundation, frame walls, set a roof and tie all of it into the existing structure, which is most of the work before any finish goes in. The two are priced separately here so the enclosure number never gets quoted on addition scope.
Will it feel like part of the house?
That is the test we build to. Siding matched to the existing exterior, drywall textured to match the adjoining walls, baseboards and trim carried through, and a mini-split on its own circuit so the room holds temperature like the rest of the house rather than being the one nobody sits in during August.
Do you do ground-up builds?
Yes, in seven phases from design, engineering and permits through foundation, framing and dry-in, systems rough-in and exterior, insulation and drywall, finishes, and final inspections to Certificate of Occupancy. It is priced on the plan set rather than per square foot, with a $100,000 project minimum, and each phase is billed as it starts.
What does a metal roof cost?
Turnkey R panel replacement is $1,285 per square, which is $12.85 per square foot of roof area. That is tear-off, deck inspection and repair, dry-in, 26 gauge exposed-fastener panel with the full trim and flashing package, and haul-off, as a lump sum with no separate allowances. Material is ordered at ten percent over measured area for waste.
Does an enclosure need a permit?
Yes. Turning covered outdoor space into conditioned living space changes the use, the insulation envelope and usually the electrical, all of which an inspector signs. We file it and schedule the inspections. If your scope also removes a structural post, the header gets engineered before anything is cut.
Also for Your Home
Get a Written Scope
Tell us what you are looking at and roughly how much of it. We price the scope, and the price does not move unless the scope does.
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