3-season vs. 4-season rooms

[Bonnie Graffenius]

I am doing an appraisal on a property that recently added an enclosed 3-4 season room. My question is this: is the only determining factor between a 3-season and a 4-season room a heat source? This property is located in Illinois, it is a vinyl, full window enclosed room with a wall unit heat/ac source. There was a sliding/locking glass patio door between the main house and the addition. The homeowner was quick to point out that it is a 4 season room due to the heat source. My question is, is that enough? This room was at least 20 degrees colder than the rest of the house and did not appear to be usable during a cold January in Illinois.

 

[DMZwerg]

The homeowner was quick to point out that it is a 4 season room due to the heat source. My question is, is that enough? This room was at least 20 degrees colder than the rest of the house and did not appear to be usable during a cold January in Illinois.

Was the heat on?
Was the homeowner trying to say it should be included in GLA?



If it is not equally insulated it is still not GLA, even if it has a heat source, due to the difference you mentioned (20 degrees colder now could well be the difference between a non-insulated porch and the rest of the house even if no heat source was present).

 

[Bonnie Graffenius]

Was the heat on?
Was the homeowner trying to say it should be included in GLA?



If it is not equally insulated it is still not GLA, even if it has a heat source, due to the difference you mentioned (20 degrees colder now could well be the difference between a non-insulated porch and the rest of the house even if no heat source was present).

The heat was NOT turned on. The homeowner thought that it would be included because it had a heat source. My feeling is that it was an enclosed porch with a heater. There was no insulation noted as the walls were completely glass from floor to ceiling and there was a BIG temperature difference apparent. Thank you so much for your response.

 

[DMZwerg]

The heat was NOT turned on. The homeowner thought that it would be included because it had a heat source. My feeling is that it was an enclosed porch with a heater. There was no insulation noted as the walls were completely glass from floor to ceiling and there was a BIG temperature difference apparent. Thank you so much for your response.

Given glass walls from ceiling to floor, insulation barrier (door & wall) between the porch/room and the rest of the house, and insufficient heat I would likely indicate it as a porch or 3-season room as electric BB heat or such can take the fall or spring edge off yet it still be viable only a an over-sized outdoor freezer in winter (I know many hunters that literally use enclosed porches as extra freezer space in winter ... too many farmer relatives I guess ).

Generally I will call a room a 4-season room only if it has an open archway or french doors or such between the room and the rest of the house and thus is constantly at least partially heated by the house's main heating (electric BB often used only a a supplemental heat source to reduce drafts in winter). When I see a door (solid wood, insulated, or exterior) separating the spaces it is a 3-season at best IMHO.

Others may well have different views on things and I hope you hear from them soon as if I am the only voice I hear I never learn anything. :icon_mrgreen:

 

[Walter Kirk]

Does it really matter? It is an enclosed porch with its own heat and AC. As you describe it the area is not GLA.

 

[Bonnie Graffenius]

Does it really matter? It is an enclosed porch with its own heat and AC. As you describe it the area is not GLA.

Thank you for your response.

 

[Bonnie Graffenius]

Given glass walls from ceiling to floor, insulation barrier (door & wall) between the porch/room and the rest of the house, and insufficient heat I would likely indicate it as a porch or 3-season room as electric BB heat or such can take the fall or spring edge off yet it still be viable only a an over-sized outdoor freezer in winter (I know many hunters that literally use enclosed porches as extra freezer space in winter ... too many farmer relatives I guess ).

Generally I will call a room a 4-season room only if it has an open archway or french doors or such between the room and the rest of the house and thus is constantly at least partially heated by the house's main heating (electric BB often used only a a supplemental heat source to reduce drafts in winter). When I see a door (solid wood, insulated, or exterior) separating the spaces it is a 3-season at best IMHO.

Others may well have different views on things and I hope you hear from them soon as if I am the only voice I hear I never learn anything. :icon_mrgreen:

Thank you again for your response, your information and insight has been very helpful.

 

[Metamorphic]

That's one of those things where you just have to make the call and explain yourself.

I work up in the high sierras and there's a lot of little cabins that were built 50-100 years ago as summer (2-3 season) residences. Many have been upgraded to where they're 3.5 season, but they never really approach the winter livability of the modern cabin designed for year round habitation. When you're working with these properties you just have to explain what how you think the typical buyer would react to the space and put a value on it.

Based on what you've said, it sounds like this space could be used year around, but would probably drive up the heating bill more than most folks would tolerate, so maybe the typical buyer would use it in a pinch for GLA, but as soon as the house guests left they'd close it off. So maybe 25% of the year the utility is minimal. So maybe the space gets valued at 75% of "normal" GLA.

 

[Bonnie Graffenius]

That's one of those things where you just have to make the call and explain yourself.

I work up in the high sierras and there's a lot of little cabins that were built 50-100 years ago as summer (2-3 season) residences. Many have been upgraded to where they're 3.5 season, but they never really approach the winter livability of the modern cabin designed for year round habitation. When you're working with these properties you just have to explain what how you think the typical buyer would react to the space and put a value on it.

Based on what you've said, it sounds like this space could be used year around, but would probably drive up the heating bill more than most folks would tolerate, so maybe the typical buyer would use it in a pinch for GLA, but as soon as the house guests left they'd close it off. So maybe 25% of the year the utility is minimal. So maybe the space gets valued at 75% of "normal" GLA.

Thank you for your response!

 

[Mike Kennedy]

A heated, enclosed porch with similar finish (materials and insulation), quality of workmanship, and utility as the residence would be included in GLA. If not, a porch is a porch.



Bonnie, suggest activating instant messaging or email capability in USER CONTROL PANEL / USER CP on top tool bar

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