i30 Builders · Published Pricing
Sunroom and Patio Enclosure Cost in DFW
If the roof is already there, the math is short.
Free site visit · written scope · lump-sum price
Get a written estimate
Four fields. We call back within one business day to set up the site visit.
How is additions priced in Dallas-Fort Worth?
i30 Builders prices additions from the published rates on this page, and writes the job into a scope before any deposit, with permits handled. The examples below show which number wins on a real job: the rate or the project minimum.
- Pricing
- Published rates, written scope before any deposit
- Permits
- Handled by us
- Warranty
- One-year workmanship warranty, in writing
Updated
Closing in a covered patio is priced by the square foot of floor. Multiply the length by the width, multiply that by $95, and compare it against the $12,500 project minimum. Whichever is larger is your budget.
The minimum wins below about 132 square feet. That is a room a little smaller than 12 by 11. Under that size the header, the mini-split, the circuit, the windows and the permit cost what they cost.
The rate only applies when the roof and slab are already standing and sound. If they are not, it is an addition, and an addition is priced on the plan set.
Published Rates
Room Additions, Sunrooms and Garage Conversions
| Scope | Rate | Project minimum | What it covers |
|---|---|---|---|
| Patio enclosure to conditioned space | $95/SF | Project minimum: $12,500 minimum | Framing, windows, door, matching siding, mini-split, insulation, drywall, LVP, trim. |
| Ground-up build, phased | Phased contract | Project minimum: $100,000 minimum | Design through Certificate of Occupancy in seven phases, priced on the plan set. |
Calculator
Run your own number
Your area times the published rate, against the project minimum. The larger one is your budget.
Enter the square feet to see the budget.
A budget from published rates, not a quote. The number on your contract comes from the site walk.
The Work
The patio enclosure, before and after.
Worked Examples
Which number wins, and why.
A 15 by 9 covered patio closed in as a home office
135 square feet at $95 per square foot is $12,825, against a $12,500 minimum
The rate wins, just. This is the size of the job the rate was set from.
A 12 by 10 covered patio closed in as a sitting room
120 square feet at $95 per square foot is $11,400, under the $12,500 minimum
The minimum wins, and it is the price.
A 20 by 14 covered patio closed in as a sunroom
280 square feet at $95 per square foot
$26,600. The rate wins comfortably, and every foot past the break-even point is priced at the rate.
A new room where there is no covered patio yet
Not this rate
That is a ground-up build: foundation, walls and roof first. It is priced in phases on the plan set, with a $100,000 minimum.
In the price
All i30 Builders full-project prices include normal mobilization, ordinary protection of adjacent areas, labor, standard materials listed in the scope, permits and standard city inspections, project coordination, normal cleanup, and a one-year workmanship warranty on the listed scope.
Not in the price
- Engineering (excluded; quoted as an allowance or actual-cost line item when required)
- Utility upgrades (excluded; trade-quoted when needed)
- Hidden conditions, rot, mold, termite damage, asbestos, lead, water-compromised framing (excluded; change-order priced after discovery)
- Drainage correction (excluded unless drainage scope is listed in the contract)
- Code corrections unrelated to the scope (excluded; separately quoted after inspection)
- Moving owner contents (excluded except minor normal clearing)
- Manufacturer defects on owner-supplied materials (excluded from warranty)
Common Questions
Additions cost questions
Does the $95 include the mini-split?
Yes. Conditioned space means it holds temperature like the rest of the house, so a mini-split on its own circuit is in the rate. So are framing, windows, a door, matched siding, insulation, drywall, paint, LVP, trim and the permit work.
What if my patio cover is not strong enough to close in?
Then we tell you before you pay for anything. We look at the roof framing, the posts and the slab on the walk. A roof that is sound but needs a post moved gets a structural header. A roof that is not sound means the job is a rebuild, and it is priced as one.
Is a garage conversion the same price?
No. A garage has walls, a roof and a slab, but it also has a big door opening to frame in, a slab that is often out of level, and walls that were never insulated. We quote it from the walk.
Why is the minimum $12,500?
Because the fixed parts of the job do not shrink with the room. A header, a mini-split on a new circuit, a door, windows and a permit with inspections show up on a 100 square foot room the same as a 135 square foot one.
Keep reading
Keep pricing
Get a written estimate
Tell us the size of the patio and what you want it to become. We will put a real number in writing.
indicates a required field
Step 1 of 2: Project info