i30 Builders · Published Pricing
Sunroom and Patio Enclosure Cost in DFW
If the roof is already there, the math is short.
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 | $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. |
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.
Replacing the roof over the house in metal, 20 squares of roof area
20 squares at $1,285 per square
$25,700, turnkey: tear-off, deck repair, dry-in, R panel, trim, flashing and haul-off. A square is 100 square feet of roof.
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
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.
Get a Written Scope
Tell us the size of the patio and what you want it to become. We will put a real number in writing.
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