Four Seasons Sun Rooms

[Chris Colston]

Dona, since FOUR SEASON is a brand name and not a description of the room, I would avoid the use of the brand name. Just like Jacuzzi or Pella. I've seen the FOUR SEASON brochure and unless the exterior wall or doors from the original house have been completly removed I would consider these as I would any other enclosed porch. They are extremely difficult to cool in the central Florida summer. Most of the ones I've seen have a portable hot tub inside and then they become like a steam room. I would actually consider them a detriment to the property if they could not be seperated from the main part of the house in the summer. Too costly (wasteful) in energy.

 

[xm72mhd]

PLEASE GIVE ME SOME AMMUNITION FOR MY ARGUMENT. :new_2gunsfiring_v1:

Dona,

I live and work in CO, so we have sun porches instead of four seasons rooms. It's been said, tongue in cheek, that CO has only two seasons, Winter and the 4th of July, so I guess we, like FL, don't quite fit the four season thing. Although I have heard that brand name advertised here. I have appraised some enclosed porches and other special additions to homes. And I'm sure that whoever put them there is very proud of them, but the market just doesn't agree.

The guys who sell these things, like those that sell vinyl siding and lightening rods, live and die by persuasion, and then you come along and say 180 out from their bread and butter selling point that their widget will increase the value of the home and you don't expect an argument.

Your side of the argument is the MARKET! And back it up with FACTS, they cannot. Oh, and be prepared to be ignored and abused.

I think you may find that Chris is absolutely correct. It is not uncommon to discover that an addition like that may have actually lowered the value of the house. Maybe it's a one man's meat and another's poison thing.

For example, agents around here know an in-ground pool is a challenge to sell and really restricts the universe of buyers (like to maybe one or two) willing to pay for it at all, let alone pay what it cost to construct.

Look at your data and see what agents have to do sell a sun-room. There is where you will find your side of the argument and all the ammunition that there is. If you have to augment what you find, you may be able to find some data on the net that correlates to what you discover in your market.

 

[Ted Martin]

Why not just beat him over the head with local market data.

 

[Couch Potato]

Keep in mind a "Four Seasons Sun-room" cost include substantial sums that go to marketing. The markup on the things is very high, much like the "cost" of a new timeshare (four times the actual value). Just think for a minute about the type of house you would be looking at if it cost $250 per sf to build the house. Now how would the interior of that house compare with one of these overpriced, foam filled metal wall porches?

 

[Dona Roberts]

Great input, thanks

:icon_idea: I like the actual data route, I'll see if I can get the addresses of some older installations in the area and see if the homes have sold to see the contribution (if any). That's why I was hoping someone, somewhere has actually appraised a home with one to get that info.

 

[Mike Kennedy]

So I guess the question is GLA or adjusted GLA (as in enc. porch)

GLA = finished, insulated, heated to a similar quality as the dwelling.

Sunroom/porch = not.

Cost = has no bearing on market value. :icon_idea:

Theme from Mr. Ed = "a porch is a porch, of course, of course, unless, of course, the porch is a talking porch". (disregard inclusion of same from MLS listings which will also include an unfinished storage shed and the neighbor next doors' shoes if "attached" to the rear instead of a PORCH). :Eyecrazy:

 

[Dona Roberts]

Dah

Mike,
I know cost does not equal value, and I know the market will determine the contributory value. There is a distinct possibility that the sunroom will be nicer than the rest of the house, so I believe it is my judgment call to evaluate the GLA adjustment.
Thanks everyone!
On another note: Can we not use name brands on this forum?

 

[Lobo Fan]

I think the rule is that it must be of equal construction and suitable for year around use. To me, sun rooms are too hot in the summer and too cold in the winter to really be GLA. I break them out regardless of heating or cooling. I consider them to be gifts to the power companies. There are not a glass made that has the same insulation value as a stud wall. I jinxed a deal recently because I refused to include a big sunroom in the GLA.

 

[Chris Colston]

Mike,
I know cost does not equal value, and I know the market will determine the contributory value. There is a distinct possibly that the sunroom will be nicer than the rest of the house, so I believe it is my judgement call to evaluate the GLA adjustment.
Thanks everyone!
On another note: Can we not use name brands on this forum?

You can use brand names on the forum. It's not a good idea to use them in your appraisal reports. Try "jetted tub" instead of Jacuzzi, "vented grill cook top" instead of Jenn-aire, "tissue" instead of Kleenex, "laminate flooring" instead of Pergo. We don't indicate which brand of central A/C (Trane, Carrier, etc), we don't report whether the appliances are GE or Whirlpool, etc. Why do you need to use the name of the sunroom manufacturer?

The MARKET will react to an enclosed porch. I do not believe the TYPICAL buyer will pay more for a FOUR SEASON SUN ROOM vs a no name brand sun room. The typcial buyer will see a place to grow their orchards, maybe keep some tropical birds or a very expensive room to heat and (mostly) cool.

 

[Dona Roberts]

Thanks Chris

Thanks, you answered my question about the forum. I wasn't asking about using name brands on an appraisal report. In fact, I am not even appraising a house with a sun room, just wanted some input because a friend of mine sells them. I have to admit, they are very nice, wouldn't mind having one myself. The double paned, tinted, argon insulated glass actually makes them quite insulated.
As far as my reports, I might add the adjective "upgraded" for appliances, (if they have Viking or Sub-zero, etc. ) but I don't use brand names., no, I take that back, if a subject has Corian counters, I say Corian with a capital "C".