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Enclosed Patios

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David Robinson

Freshman Member
Joined
Nov 27, 2015
Professional Status
General Public
State
Alabama
Owner recently spent $30,000 to convert a covered back patio into an enclosed patio with "easy breathe" plastic sliding windows behind screened windows. Also added carpet. IMO the only thing preventing it from being GLA is a source of Heat/A/C. No way to prove market reaction to enclosed patio as there are too many other variables to consider. Any thoughts/ideas/opinions?

(Yes, they overpaid for the enclosure).
 

J Grant

Elite Member
Joined
Dec 9, 2003
Professional Status
Certified Residential Appraiser
State
Florida
I like to find comps with an enclosed patio, adjust everything else out, the residual amount should show market reaction...even use sales that might not be great comps that you may not use later to get the adjustment.

The owner overpaid or is t lying about what they spent...Carpet is an odd choice most people would want and expect ceramic tile... how do you spend 30k and end up with carpet?
 

David Robinson

Freshman Member
Joined
Nov 27, 2015
Professional Status
General Public
State
Alabama
Yeah, tile would look better. Its good quality carpet, but still...
 

J Grant

Elite Member
Joined
Dec 9, 2003
Professional Status
Certified Residential Appraiser
State
Florida
It' s not just cosmetic, it still is kind of an outdoor/indoor room (lacking heat or AC ) and carpet will get moldy, rot need replacing even if indoor/out door carpet, whereas tile can stand up to moisture etc.

The carpet leads me to question the 30k estimate...maybe price yourself the cost of plastic windows and installation, what else was done, the roof etc original? CBS walls or what kind of walls..

these enclosed areas do have value but like anything else, those that are better quality will have more value
 

Restrain

Elite Member
Joined
Jan 22, 2002
Professional Status
Certified General Appraiser
State
Florida
Sunroom is the easiest call around here. $30K? Suuuurrrreeeee. I agree that $5K would more than cover it.
 

Mike Garrett RAA

Elite Member
Gold Supporting Member
Joined
Jan 14, 2002
Professional Status
Certified Residential Appraiser
State
Colorado
Guess you haven't priced out sun rooms lately. I just did a house with an 18' x 15' sun room with a hot tub and the owner paid $30,000 for it. I asked for the receipts...yep, $30,000.
 
D

Deleted member 134708

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~$30k what they cost around here. Add anywhere from $0-$5k value.
 

Mark K

Elite Member
Joined
Jan 27, 2004
Professional Status
Certified Residential Appraiser
State
Indiana
No way to prove market reaction to enclosed patio as there are too many other variables to consider. Any thoughts/ideas/opinions?
.


My first thought is that there IS a way to prove contributory value. If not in your neighborhood, maybe in a similar, competing neighborhood.

Contributory value? Not enough info but.... starter house? Maybe $1-$2K. Mid range, $5-$10K, Upper end home, maybe the full cost of conversion.

Much like an inground pool.
 

residentialguy

Elite Member
Joined
Mar 24, 2009
Professional Status
Certified Residential Appraiser
State
Minnesota
no proof, no adjustment. "Mark K said"...isn't what I'd call solid proof. Nothing personal, Mark :)
 
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