here's what it looks like right now:
It's gonna be 12'x20' screened/roofed with an 8'x20' unroofed. The
image is basically to scale but figure a standard screen door instead of
french doors. Also a 3' hand rail on the screened section and an
overhand on the roof. We'll probably paint it to match the house.
Decking will be composite (whatever I can get locally, probably choice
dek). The lower deck will be 8" from the ground to make it easier for
my 2 year old to climb onto. We'll also make the step down to the lower
deck more of a landing...maybe 4' from the door.
Quote #1: $4500 This guy is known to have rock bottom prices...I've
seen alot of his work and it's average/nothing special. A good "rental
house carpenter" as a friend calls him.
Quote #2: $9965 This guy is more of a craftsman and does
I'll be getting another quote this week.
this guy does basic no frills work... he just tends to use the cheapest
materials and does everything the fastest possible way. The people I
know that have used him just watch him like a hawk and he's always
accommodating with doing things the way you want.
Your house looks like my last house. A wideline cape rear dormered with
the same backyard.
If it was my house, I would not bother with a deck. I would put a nice
plain concrete patio in the back. Maintenance free, plus everything is
level with the rest of the backyard. That's what I did .Unless of
course you want to keep the enclosed porch , then thats another issue.
Make sure there's at least a small step down, or you'll have water trying to
come in the door when it rains! An inch would
probably do it but a standard stair height (7-8") is more usual.
wrote in message
The roof will need a gutter to keep rain from damaging the deck, skirt,
and columns with splash.
The enclosed volumes below deck and porch will hold humidity and
moisture causing cuping and general deterioration of the decks above.
The stair, if it is more than 30 inches above the ground, should have a
42 inch high "guard rail.
My neighbor two doors down put on a screened patio. It look very cheap
and is/was an eyesore.
It seems the only way to make it look nice is the sunroom approach
(glass with optional screens) and then do a deck attached.
Otherwise maybe go all deck with a retractable canopy.
I think you will need to have the screen door open in, because if it
opened out I *think" you need to have a landing area of something like
3' x 3' right in front of the door. The idea is that you aren't
standing on a stair and have to open a door toward you. You better
check the codes on that one, because I'm not certain about that.
Make sure they don't screw up the transition from the existing roof
onto the new roof. In my experience that is a common area to get
messed up in one way or another and you end up with a leak.
Make sure you are ok with the fact that there will be less light coming
in throught the set of windows that looks out onto the enclosed part.
I would kill to have a back porch with a roof at our house, however my
wife has ruled it out because it will shade the kitchen window and
reduce the amount of light coming into the kitchen window. Our's faces
north, so it's already the low light side of the house.
Personally, I would never use a "rental house carpenter" for anything.
I heard a story second hand about one of those type of guys who turned
a 400 sq. ft. deck into a room addition on the back of someone's house
for ~$6k. It turned out so bad that the owner is furious, but can't do
anything about it because he agreed to the plan before it was built.
Walls are sagging so bad that 3 out of 4 sliding doors no longer
operate, the roof leaks, there was so little insulation that the heat
bill went through the roof, etc, etc.
If it's within your budget, I'd do the skylight when the porch is built rather
than add it later. Much easier that way!
Make sure the installation is done correctly, though. If you have a shallow
roof pitch, special hardware/flashing is
sometimes needed to prevent leaks.
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