Slight twist on enclosing Lanai

[GrumpyOldMan]

We are considering enclosing our Lanai. We have a CYV and a smaller Lanai - 14' x 9'.

What we are considering is having the screens replaced with concrete block and stucco and windows that are the same as in the rest of the house,. We do not have a burning desire to raise the floor to match the house. And we want it well done, and are not worried about tax implications.

We want it look like it is part of the original house and not a "Florida" room or porch that has been enclosed. We have nothing against a glassed-in Lanai. We drive around and saw many we liked, but we are not "outdoor" people and plan to use the room as a game/tv room.

So, my questions:

1. Could anyone that has a finished to match the house lanai post some photos so we can see how others have.

2. Ballpark estimates. I have no idea, I expect it is roughly the same price. My guess is, and it is a guess for a two wall with split air would be about $15,000? Less would be better :)

[retiredguy123]

Your estimate seems about right, but I would consider a few things. Most people who do wall construction instead of glass, use studs, not block. The block may be too heavy to be supported by the lanai slab, which does not have a wall footer like the rest of the house. The lanai floor is probably not level, but sloped away from the house. I would install electrical outlets in the wall and definitely insulate the lanai ceiling. Getting a building permit "may" be an issue if you are not raising the floor. This is a very difficult time to get a contractor to schedule the work, which could also cause the price to increase.

[graciegirl]

We are considering enclosing our Lanai. We have a CYV and a smaller Lanai - 14' x 9'.

What we are considering is having the screens replaced with concrete block and stucco and windows that are the same as in the rest of the house,. We do not have a burning desire to raise the floor to match the house. And we want it well done, and are not worried about tax implications.

We want it look like it is part of the original house and not a "Florida" room or porch that has been enclosed. We have nothing against a glassed-in Lanai. We drive around and saw many we liked, but we are not "outdoor" people and plan to use the room as a game/tv room.

So, my questions:

1. Could anyone that has a finished to match the house lanai post some photos so we can see how others have.

2. Ballpark estimates. I have no idea, I expect it is roughly the same price. My guess is, and it is a guess for a two wall with split air would be about $15,000? Less would be better :)

I think then it would be called a "sunroom". I love sunrooms.

What would make it feel bigger too is to have the interior ceiling lifted.

small sunroom - Bing images (https://www.bing.com/images/search?q=small+sunroom&form=HDRSC2&first=1&tsc=ImageHoverTitle)

[GrumpyOldMan]

Good comments, thank you, the footing makes a lot of sense. We have two power duplexes and probably will want two more.

[villagetinker]

IMHO, you might want to call the building department to see what the restrictions and permits are for this project. Also I ma sure you will need ARC approval for this project. The lanai floor is definitely slopped, ours is 2 inches over 13 feet, so you need to consider this for furniture. The ceiling of the lanai are typically not insulated, and the existing A/C is typically not rated for the additional cooling (or heat) load. Not sure of the implications of NOT raising the floor. You will need to meet current building codes, doors, windows, electrical receptacles, etc. If you plan on leaving windows open, plan for a wet floor and make sure you have a flooring for WET locations installed.
Hope your project goes well.

[GrumpyOldMan]

IMHO, you might want to call the building department to see what the restrictions and permits are for this project. Also I ma sure you will need ARC approval for this project. The lanai floor is definitely slopped, ours is 2 inches over 13 feet, so you need to consider this for furniture. The ceiling of the lanai are typically not insulated, and the existing A/C is typically not rated for the additional cooling (or heat) load. Not sure of the implications of NOT raising the floor. You will need to meet current building codes, doors, windows, electrical receptacles, etc. If you plan on leaving windows open, plan for a wet floor and make sure you have a flooring for WET locations installed.
Hope your project goes well.

Good advice, and yes, I was certain it would require ARC, and sure it would probably require a building permit.

That the floor is sloped is probably reason enough to level and raise it. The first implication that comes to mind is that is a qualification to increase the sq footage of the house for taxes.

[Blueblaze]

If you get a quote for $15K, I need the name. I've been getting quotes for replacing my screens with double-pane windows, and the quotes have ranged from $17K to $37K, for the exact same thing -- most of them, the same brand of windows! They want 30% down and the only thing they will promise about when it will be done is that it won't be before September.

One guy told me it would take 6 weeks just for the permits, and then he would come out and frame up the windows in aluminum. At that point, a different guy would measure the openings (again) and order the windows, which would be ANOTHER 12 weeks. And THEN they would put me on the schedule to get them installed! And he wanted $37K for the privilege of leaving my lanai wide open all summer.

I'm about ready to give up and try again next year.

[GrumpyOldMan]

If you get a quote for $15K, I need the name. I've been getting quotes for replacing my screens with double-pane windows, and the quotes have ranged from $17K to $37K, for the exact same thing -- most of them, the same brand of windows! They want 30% down and the only thing they will promise about when it will be done is that it won't be before September.

One guy told me it would take 6 weeks just for the permits, and then he would come out and frame up the windows in aluminum. At that point, a different guy would measure the openings (again) and order the windows, which would be ANOTHER 12 weeks. And THEN they would put me on the schedule to get them installed! And he wanted $37K for the privilege of leaving my lanai wide open all summer.

I'm about ready to give up and try again next year.

Sorry to hear that. I hope things go better than that for you.

We probably will not start until around October or November. I have been hearing about shortages in all production lines, and I hope we see some improvement by the end of the year.

Also, I will be going back to Ecuador around late September or Early October for a few weeks to finish some dental work that I am having done (jaw reconstruction and 5 impacts). And I need to be here to help my wife handle our dogs while the contractors are here. So, hopefully our new office/game room for my wife will be a nice Christmas present for her ! :) If it is not done by then, it is not a big deal. This is an upgrade we discussed before moving in and decided was optional. We are VERY happy with our home as is, but she would just like some place to hide while I am practicing my cello - LOL...

[caleygirl]

We are considering enclosing our Lanai. We have a CYV and a smaller Lanai - 14' x 9'.

What we are considering is having the screens replaced with concrete block and stucco and windows that are the same as in the rest of the house,. We do not have a burning desire to raise the floor to match the house. And we want it well done, and are not worried about tax implications.

We want it look like it is part of the original house and not a "Florida" room or porch that has been enclosed. We have nothing against a glassed-in Lanai. We drive around and saw many we liked, but we are not "outdoor" people and plan to use the room as a game/tv room.

So, my questions:

1. Could anyone that has a finished to match the house lanai post some photos so we can see how others have.

2. Ballpark estimates. I have no idea, I expect it is roughly the same price. My guess is, and it is a guess for a two wall with split air would be about $15,000? Less would be better :)

Our neighbor has the same size lanai- 14 x 9. She installed floor to ceiling, single pane sliders and did not have to add air. Her current system takes care of cooling the lanai with the sliders open from the house. She did not raise the floor and had no trouble with furniture placement due to the slight slope. It is not noticeable. Also, another neighbor got an estimate to enclose their 9 foot long wall on their lanai. The estimate for a solid wall on that side was 3000.00. I have seen positive reviews for Harbortown Homes on this site, certainly a possibility for at least one estimate.

[RICH1]

Build it and they will come! Didnt you all just read about a guy on the Northside! Better do it correctly and get the proper approval and permits... Lawsuits will take up
your Sunroom time!

[Pairadocs]

If you get a quote for $15K, I need the name. I've been getting quotes for replacing my screens with double-pane windows, and the quotes have ranged from $17K to $37K, for the exact same thing -- most of them, the same brand of windows! They want 30% down and the only thing they will promise about when it will be done is that it won't be before September.

One guy told me it would take 6 weeks just for the permits, and then he would come out and frame up the windows in aluminum. At that point, a different guy would measure the openings (again) and order the windows, which would be ANOTHER 12 weeks. And THEN they would put me on the schedule to get them installed! And he wanted $37K for the privilege of leaving my lanai wide open all summer.

I'm about ready to give up and try again next year.

That would be my decision too !

[Graspher]

I only have one fact for you but nevertheless I’m going to say that $15,000 is a dream that won’t be coming true.

We just had a 2 ton Mitsubishi split unit installed by Kalos - $5,000. That leaves $10,000 for the construction cost. Given the level of demand around here - I doubt that 10k will even be close.

For those who are wondering - yes, Kalos did a fantastically thorough install. I will be using them for all my hvac needs moving forward.

[GrumpyOldMan]

I only have one fact for you but nevertheless I’m going to say that $15,000 is a dream that won’t be coming true.

We just had a 2 ton Mitsubishi split unit installed by Kalos - $5,000. That leaves $10,000 for the construction cost. Given the level of demand around here - I doubt that 10k will even be close.

For those who are wondering - yes, Kalos did a fantastically thorough install. I will be using them for all my HVAC needs moving forward.

Thank you,

The size of an AC is based on the size of the room, the number of zones, insulation of the room, etc.

According to what I have found, 600 sqft requires about 12,000 BTUs. So, a 2 ton (24,000) BTU would cool an 800 sqft area. Our Lanai is 126 sqft - so would need a 5000 BTU unit. I can't find one that small, but if I got a 6000 BTU (1/2 ton) they sell for $700 to $1000 depending on quality and features.

Installation amounts to mounting two small boxes, one inside and one outside, and drilling a 2-inch hole through the wall for the coolant lines to pass through. If I can't get a contractor to mount the units and drill the hole for less than $1000, I will do it myself.

I appreciate the information, and I am clueless about the construction costs. My question posted here is so I have some idea of a ball park before I start getting quotes. I don't trust most contractors here, I think there are so many old people with too much money that contractors are used to an inflated market.

[cronin2]

We had a house addition last fall and used Demetri Homes. They did excellent work and I would highly recommend them. Good luck with your plans.

[MandoMan]

Sorry to hear that. I hope things go better than that for you.

We probably will not start until around October or November. I have been hearing about shortages in all production lines, and I hope we see some improvement by the end of the year.

Also, I will be going back to Ecuador around late September or Early October for a few weeks to finish some dental work that I am having done (jaw reconstruction and 5 impacts). And I need to be here to help my wife handle our dogs while the contractors are here. So, hopefully our new office/game room for my wife will be a nice Christmas present for her ! :) If it is not done by then, it is not a big deal. This is an upgrade we discussed before moving in and decided was optional. We are VERY happy with our home as is, but she would just like some place to hide while I am practicing my cello - LOL...

What direction will the windows face? Unless you like a LOT of heat and light, some sunrooms here can be unbearable and so unusable space for hours of every day or even months of every year. Get light and heat reflective glass and anti-UV glass unless you want the sun to fade your fabrics.

My office faces East, and the sun on them for several hours every morning was heating the windows so much that they were like a wood stove radiating heat into the room. Air conditioning and a ceiling fan helped, but the room was still ten degrees hotter than the rest of the house. Last week (with ARC approval) I installed heavy aluminum Bahama shutters (over 50 pounds) that also help with high winds (9 4.5” structural bolts into the header.) Now the sun only hits the bottom foot of glass for a few hours, and that helps a lot. The windows are now outdoor air temperature. 90° glass is better than 130° glass. (Guessing) Wide eaves or a veranda porch would help even more, but narrow eaves make more sense in an area where hurricanes are a possibility. Something that blocks the sun on the outside is much more effective at keeping a room cooler than something that blocks it on the inside, like shades.

[yankygrl]

We are considering enclosing our Lanai. We have a CYV and a smaller Lanai - 14' x 9'.

What we are considering is having the screens replaced with concrete block and stucco and windows that are the same as in the rest of the house,. We do not have a burning desire to raise the floor to match the house. And we want it well done, and are not worried about tax implications.

We want it look like it is part of the original house and not a "Florida" room or porch that has been enclosed. We have nothing against a glassed-in Lanai. We drive around and saw many we liked, but we are not "outdoor" people and plan to use the room as a game/tv room.

So, my questions:

1. Could anyone that has a finished to match the house lanai post some photos so we can see how others have.

2. Ballpark estimates. I have no idea, I expect it is roughly the same price. My guess is, and it is a guess for a two wall with split air would be about $15,000? Less would be better :)
We enclosed our lanai at 2276 Kincord Ct. (we no longer own this property) about 10 years ago. Don’t remember who did the work but we put in double pane, slide both way very large windows and loved it. I believe owners after us put in Mitsubishi AC unit. We left it as a step down. You could drive by to look, lanai faces Triggerfish.

[GrumpyOldMan]

We enclosed our lanai at 2276 Kincord Ct. (we no longer own this property) about 10 years ago. Don’t remember who did the work but we put in double pane, slide both way very large windows and loved it. I believe owners after us put in Mitsubishi AC unit. We left it as a step down. You could drive by to look, lanai faces Triggerfish.

Thank you, we will drive by.

[Villages Kahuna]

You won’t get a building permit unless you raise the floor to match the level inside the house. It’s the building code and you can’t avoid it.

[retiredguy123]

You won’t get a building permit unless you raise the floor to match the level inside the house. It’s the building code and you can’t avoid it.
I thought the rule was that you can enclose the lanai without raising the floor as long as you don't connect the existing HVAC duct system to it. That's what Munn's told me. If it's not true, there are a lot of non-complying houses in The Villages.

[Villagesgal]

Our neighbor has the same size lanai- 14 x 9. She installed floor to ceiling, single pane sliders and did not have to add air. Her current system takes care of cooling the lanai with the sliders open from the house. She did not raise the floor and had no trouble with furniture placement due to the slight slope. It is not noticeable. Also, another neighbor got an estimate to enclose their 9 foot long wall on their lanai. The estimate for a solid wall on that side was 3000.00. I have seen positive reviews for Harbortown Homes on this site, certainly a possibility for at least one estimate.

Who did your neighbor use? What is your address or your neighbors. I would love to see how it turned out as I want to do the same. You can private message me. I would greatly appreciate the info. Thank you. L.

[Dan9871]

You won’t get a building permit unless you raise the floor to match the level inside the house. It’s the building code and you can’t avoid it.

When enclosed our lanai we did not raise the floor (now I wish we did) and had no trouble getting a building permit. We also got a permit when we added an A/C to the lanai without having to raise the floor.

[CFrance]

What direction will the windows face? Unless you like a LOT of heat and light, some sunrooms here can be unbearable and so unusable space for hours of every day or even months of every year. Get light and heat reflective glass and anti-UV glass unless you want the sun to fade your fabrics.

My office faces East, and the sun on them for several hours every morning was heating the windows so much that they were like a wood stove radiating heat into the room. Air conditioning and a ceiling fan helped, but the room was still ten degrees hotter than the rest of the house. Last week (with ARC approval) I installed heavy aluminum Bahama shutters (over 50 pounds) that also help with high winds (9 4.5” structural bolts into the header.) Now the sun only hits the bottom foot of glass for a few hours, and that helps a lot. The windows are now outdoor air temperature. 90° glass is better than 130° glass. (Guessing) Wide eaves or a veranda porch would help even more, but narrow eaves make more sense in an area where hurricanes are a possibility. Something that blocks the sun on the outside is much more effective at keeping a room cooler than something that blocks it on the inside, like shades.
We have a CYV with lanai size the same as Grumpy's. It is glassed in by former owner. We installed an outside awning that is the width of the lanai and goes out 15 feet by remote control. I think the company name is AwnAir. Our patio faces sort of south, with sun in the afternoon and morning in different spots. We put the awning out around noon & it keeps the lanai shaded. It also looks very nice.

Also, keeping the sliders open while the a/c is on adequately cools the lanai. But my husband is a heat seeker and loves to sit out there baking like a loaf of bread, with the outside sliders open but slider to the house closed.:icon_wink:

We also installed a very high-powered fan on our front porch, and had AwnAir make a crank-sunbrella shade on the side of the porch not facing the street. This needed ARC approval Ours is a three-bedroom Charlotte model with a decent size front porch. I love to sit out there to read, in the hurricane-force winds the fan creates.

[graciegirl]

You won’t get a building permit unless you raise the floor to match the level inside the house. It’s the building code and you can’t avoid it.

We enclosed the lanai in glass and did NOT raise the floor. We kept the French doors and the sliding doors. And the slight slant.

[Larchap49]

If lanai roof is low you may not have room for a mini split and if not your ac unit may not pass code for adding a duct and cold air return. I would have that checked first so you're not blind sided by it after spending a lot on the construction. Happened to my neighbor. Architect missed this on the plans

[GrumpyOldMan]

If lanai roof is low you may not have room for a mini split and if not your ac unit may not pass code for adding a duct and cold air return. I would have that checked first so you're not blind sided by it after spending a lot on the construction. Happened to my neighbor. Architect missed this on the plans

Thank you very much, that is exactly the kind of information I am hoping to get here. I will definitely verify code requirements concerning roof height and adding a split-mini.

[tuccillo]

Mitsubishi makes a ceiling flush mount mini-split. It is about $1500 more than a wall mounted unit.



If lanai roof is low you may not have room for a mini split and if not your ac unit may not pass code for adding a duct and cold air return. I would have that checked first so you're not blind sided by it after spending a lot on the construction. Happened to my neighbor. Architect missed this on the plans

[skippy05]

Your expectation of price is off by quite a bit. This will at a minimum run you 23k +. Now for some advice that no one else on here will give you but it is very important: If you want to have a mini-split AC in this room, one of those exterior walls MUST have a header area of wall ABOVE the window that is at least 16" and 20" header above that window would be even better. Yes, there are ways to have a mini-split that do not require what I say, but those will cost you, even more, to do (2x the cost). Therefore BEGIN your plan with which wall you will create with a window that has at least that much wall (header) above the window (as from the inside the room perspective) up to the ceiling. And, take one guess as to 'why' I know this to be true? (I didn't know or do this and my mini split had to be one of those which HANG from the ceiling because I didn't plan and that cost me 2x on my mini split. Oh, people will tell you don't worry you can get one to squeeze in the small space above the window and you can just have an inline water pump to deal with the condensate water instead of gravity pipe. Well, only do that if you ENJOY listening to an inline condensate pump vibrate loud every 20 minutes on a cycle! Thus I was forced to do a ceiling hanging version that cost 2x the cost but then allowed me to do a gravity drain pipe out the exterior wall.

[bobnyce]

I doubt that you can get a concrete block structure any size with air for $15,000. I built an 8 by 12 foot garage from frame with no air it was $20,000 three years ago. Good luck finding a contractor.

[GrumpyOldMan]

Your expectation of price is off by quite a bit. This will at a minimum run you 23k +. Now for some advice that no one else on here will give you but it is very important: If you want to have a mini-split AC in this room, one of those exterior walls MUST have a header area of wall ABOVE the window that is at least 16" and 20" header above that window would be even better. Yes, there are ways to have a mini-split that do not require what I say, but those will cost you, even more, to do (2x the cost). Therefore BEGIN your plan with which wall you will create with a window that has at least that much wall (header) above the window (as from the inside the room perspective) up to the ceiling. And, take one guess as to 'why' I know this to be true? (I didn't know or do this and my mini split had to be one of those which HANG from the ceiling because I didn't plan and that cost me 2x on my mini split. Oh, people will tell you don't worry you can get one to squeeze in the small space above the window and you can just have an inline water pump to deal with the condensate water instead of gravity pipe. Well, only do that if you ENJOY listening to an inline condensate pump vibrate loud every 20 minutes on a cycle! Thus I was forced to do a ceiling hanging version that cost 2x the cost but then allowed me to do a gravity drain pipe out the exterior wall.


Thank you very good advice.

[GrumpyOldMan]

I doubt that you can get a concrete block structure any size with air for $15,000. I built an 8 by 12 foot garage from frame with no air it was $20,000 three years ago. Good luck finding a contractor.

Hmm, interesting. I am talking about brick and stucco of two walls which total 23 feet in length. Of that 23 feet, 3 feet is a swinging normal door, and there are 3 sets of double windows (2 in one wall and 1 in the other). So there is very little floor to ceiling brick walls. MOST of the walls actually are the 24 or 30 inches along the bottom (3 concrete blocks? and a row or 2 along the top.

I am also not sure if I need to raise the floor yet, which obviously would add more cost.

I am absolutely certain I could be very wrong on my posted guessimate, at this point, I usually am, but I am collecting a lot of good advice on questions to ask contractors, which is what I want.

Thank you.

[luckydl]

We are considering enclosing our Lanai. We have a CYV and a smaller Lanai - 14' x 9'.

What we are considering is having the screens replaced with concrete block and stucco and windows that are the same as in the rest of the house,. We do not have a burning desire to raise the floor to match the house. And we want it well done, and are not worried about tax implications.

We want it look like it is part of the original house and not a "Florida" room or porch that has been enclosed. We have nothing against a glassed-in Lanai. We drive around and saw many we liked, but we are not "outdoor" people and plan to use the room as a game/tv room.

So, my questions:

1. Could anyone that has a finished to match the house lanai post some photos so we can see how others have.

2. Ballpark estimates. I have no idea, I expect it is roughly the same price. My guess is, and it is a guess for a two wall with split air would be about $15,000? Less would be better :)

Adding a block knee wall will likely require raising the floor. All three contractors would not bid our project without including raising the floor due to the possibility of water seepage under the block and issues they foresaw with Sumter Counties building permit process. The glass and aluminum enclosures did not have this requirement.

A lot depends on the class level of construction you are building. Sun Rooms are generally 2 through 4 with 5 being an actual room addition. At level two, little or no energy efficiency requirements as well as electrical upgrades basically you are exchanging screens for glass/ window sliders. The next two levels have additional requirements and benefits and must meet additional building codes and certain energy efficiency levels and electrical requirements. I would suggest that your estimate is on the low side. Raising the floor will add 2 to 3 K, also don't forget you will also be adding additional window coverings and some type of floor treatment. At this time the whole process seems to be about 4 to 6 months with the windows taking 10 plus weeks from order point. With all that being said I would expect that you would be upgrading to a class 4 sun room with a price tag between 18 to 22K. Would love to here what some of your quotes come in at. Good luck.

[rogerk]

I suggest you talk to T&D and Doc's Restoration. In addition check with Home Warranty, they may have some additional contractors they can recommend.
Definitely check with your county building department and ARC. We did a similar project, larger area, the price was about $25k. Very happy with the results!

Advice: Remove the sliders and consider a traditional door to the outside not a slider. We didn't do that and regret it. Good luck!

[Rodneysblue]

14 x 9, I wish I had a lanai that big. Oh wait I wish I had a lanai period. 😀

[GrumpyOldMan]

14 x 9, I wish I had a lanai that big. Oh wait I wish I had a lanai period. 😀

I thought all the houses in TV had Lanais