Sunroom & Screened Porch Builders in Georgetown, TX

Rooms people use every morning

A lot of Georgetown homeowners, Sun City especially, use their back porch at breakfast and again at sunset. A screened porch handles most of the year. A three-season room with sliding vinyl windows over knee walls adds the months when mornings are cold, windy, or full of pollen. At $120 to $220 per square foot installed, it costs well above screens but well below a conditioned room.

Many three-season rooms here get a ceiling fan and a plug-in heater and are used close to year-round. If you think you may want full heating and cooling later, we can insulate the roof now so the upgrade does not mean tearing it open.

Tying into a single-story roof

Single-story Georgetown homes have low eaves. Enclosing a patio under a low roof can leave the room feeling tight, and a screen door needs a header above it. Where there is room, we raise the porch roof with a gable that ties in above the eave. That adds ceiling height and light.

If the patio is already covered, we check whether its roof and posts were built to carry screen walls, a door, and added wind load. Older covers sometimes need a new beam or footings first.

On limestone lots in older parts of town, new footings are drilled into rock. In the newer clay subdivisions they go deeper, below the zone where the soil swells and shrinks. Either way, a screen door only keeps closing if the posts on each side of it stay put.

Permits and Sun City review

Enclosed rooms here are reviewed under the 2021 IRC. The city lists about 10 business days of review for patio covers and pergolas; an enclosed room can be classified differently, so we confirm the path when we submit. Expect pre-pour, setback, and final inspections where new footings go in.

Sun City reviews exterior changes through its own Modifications Committee before the city permit. We build that submittal from the committee's current requirements rather than guessing, and we file both.

Mosquitoes near the San Gabriel

Homes near the San Gabriel River and its greenbelts see mosquitoes from spring well into fall. Standard fiberglass mesh stops them if the room is built tight. We seal the bottom plate to the slab, use self-closing doors with sweeps, and close the gaps where screen walls meet the roof.

A 12x16 screen-in on an existing covered patio typically runs $8,000 to $14,000. Pet-resistant mesh on the lower panels is worth adding if you have a dog.