Four Seasons Sun Rooms

[Dona Roberts]

Has anyone appraised a "Four Seasons Sun Room", that is the Brand name. These are very expensive (I know a sales rep). We often engage in heated arguments about their "cost" and appraised value, especially when a new room is added to an older improvement. PLEASE GIVE ME SOME AMMUNITION FOR MY ARGUMENT. I know of no better way than this forum for reinforcements. :new_2gunsfiring_v1:

 

[Mike Kennedy]

D - would help to know which side of the argument you're on.

 

[Ralph Baldwin]

Dona:

You may need to clarify your question. Do you mean "have you appraised existing improvements with a 4 Seasons Sunroom addition?" If that is the correct question then, yes I have. They add to GLA if heated and cooled and generally will add value but not close to cost.

 

[Dona Roberts]

Yes, a sunroom is an addition

Ralph
Yes, the sunroom is an addition to an existing improvement. But that brings up an interesting question, as they might be unattached, either way, would appreciate your input. Most interested in the GLA cost per SF adjustment that you would make, especially on a 20+/- yr. old improvement with a new sunroom. Would you include it it the GLA or do a seperate line item like an enclosed porch. They are usually heated and/or cooled with a separate unit.

Mike,
What side do you think I am on?

 

[Ross (CO)]

Dona,......Since you are in Florida I might guess that it is perhaps quite common to find homes with a "4-season" room. Doesn't much of FL have 10 months of warm and hot weather and 2 months of "winter". Other than much peripheral glass around perhaps 3 of the 4 sides what are the truely special features of that room's sq.ftg. which give it dominance within the total area of the home ? Do you find that the total (absolute) cost of adding a sunroom to an existing structure gives back an even GREATER amount of market value when that home then re-sells ? If so, then everybody would add one to their home within the last 6 to 12 months before selling ! Just scrutinize the heck out of your MLS records and research before-and-after data regarding 4-season room additions. Your cost vs. value "arguement" will be best resolved there.

If you can use a few other comps which also have a 4-seasons room then your task of adjusting becomes easier. I would be quite inclined to include the sq.ftg. of the 4-seasons room with the rest of the house since all of the other rooms are also......4-seasons living area, yes ? An enclosed porch, enclosed patio, or enclosed deck are pretty much same-same and not true living area.

 

[Couch Potato]

Definitely treat it as a separate area. The adjustment I would use varies substantially depending on the neighborhood and the sales being used.

 

[Lee Lansford]

I have THE answer!

"It depends!"

There's more...but I think that you can figure out the rest.

 

[Dona Roberts]

It's a NY Company

Hi Ross,
Thanks for your reply. I am not faced with appraising a sun room right now, and the word overimprovement comes to mind. That is exactly why I am asking this question. Four Seasons is actually based out of NY, and so I thought maybe some noreasters would have some experience. Personally, yes, in FL we get enough sun and I want to get out of it. When I lived in NY, It would have more appeal. I am confused at your last sentence, would you consider it as GLA with the same value as the rest of the house, or as an enclosed porch, which I thought you indicated would be different? Much thanks for your input.

 

[Dona Roberts]

Definitely treat it as a separate area. The adjustment I would use varies substantially depending on the neighborhood and the sales being used.

Thanks Greg, great to hear from someone local, however there are not many Four Season Sun-rooms here yet (or at least that I have had the need to address) the likelihood of finding a comp with one is slim to none. Typically, enclosed porches are valued less than GLA. So, I know we have to basically ignore the cost and look at the contributory value, but that is hard to do. They cost approx. $250-$300 SF. So I guess the question is GLA or adjusted GLA (as in enc. porch)

 

[robert higgins]

"PLEASE GIVE ME SOME AMMUNITION FOR MY ARGUMENT." Cost vs Value

If a inground slate pool costs 50k to install, does one get back 50k in value? most likely not. If a solid gold toilet costs 3.5mm to install, do you get back 3.5mm in value, used as a toilet, most likely not. Now if all your comps have a solid gold toilet, there would be no adjustments, if none have it would be an overimprovement, but the stories would be priceless.

As to adjusting a 4 season sun room to a enclosed porch, the usage of both are somewhat the same, maybe a little more for market appeal to the sun room but not by much, in this part of town.