Room Additions, Sunrooms and Garage Conversions in DFW

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, and enclosure framing. It also covers windows and an exterior door, siding matched to the house, a mini-split on a dedicated circuit, and data runs. Then insulation, drywall taped bedded and textured, paint, LVP and baseboards, trim-out and the punch list.

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.

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.

For most people, yes: a covered patio closed in with windows, insulated, and conditioned so it is usable all year. That is the $95 per square foot enclosure band above. What some companies sell as a sunroom is a glass or aluminium kit bolted to the house, which is cheaper and is not conditioned space. Ours is framed, insulated and finished to match the house, with a mini-split so it holds temperature in August.

Yes. A garage already has walls, a roof and a slab, so a conversion is closer to an enclosure than an addition, but it has its own work: the garage door opening framed in and sided to match, the slab checked for level and moisture before any flooring, insulation in walls that never had it, and conditioning. We quote it from the walk rather than at the enclosure rate. Check your HOA and the city's parking rules early, because some require the driveway to still lead somewhere.

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.

Yes, either by screening in a covered patio that is already there or by building the porch and its roof new. A screened porch is not conditioned space, so it is not priced at the enclosure rate: it skips the insulation, drywall and mini-split, and has its own details instead, a knee wall or not, the screen system, the door, and the ceiling and fan. We quote it from the walk. If you think you may want to close it in later, say so, because framing it for glass now is cheaper than reframing it then.

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.