Before the first estimate 01 Define how you will use the space Year-round living, seasonal use, entertaining, dining, office, or a mix. Set a comfortable investment range Include structure, finishes, heating and cooling, permits, and site work. List your non-negotiables Views, privacy, accessibility, furniture layout, ceiling height, or connection to the house. Photograph the house and site Capture rooflines, doors, windows, utilities, grade, drainage, and access.
Contractor and proposal 02 Verify licensing and insurance Confirm the contractor is properly licensed where required and carries current insurance. Ask who designs and who builds Know who owns the details from measurements and drawings through final trim. Require drawings before construction Floor plan, wall elevations, roof connection, window and door placement, and structural notes. Demand a detailed scope of work Materials, quantities, finishes, exclusions, allowances, cleanup, and change-order rules. Compare the same scope A lower price may leave out foundation work, electrical, HVAC, trim, permits, or restoration. Understand the payment schedule Payments should be tied to clear approvals and construction milestones.
Structure and weather protection 03 Confirm foundation design Footings, piers, frost depth, slab, crawlspace, or deck framing must suit the room and soil. Review roof tie-in details Flashing, pitch, drainage, valleys, snow and wind loads, and how the new roof meets the house. Check structural sizing Posts, beams, headers, rafters, joists, connectors, and fasteners should match the design loads. Ask about water management Gutters, downspouts, grading, sill flashing, door pans, and window flashing should work as a system. Confirm exterior material durability PVC, composite, treated lumber, siding, sealants, and finishes must suit the exposure.
Comfort and energy performance 04 Decide between three-season and all-season A true all-season room needs insulation, air sealing, efficient glass, and conditioning. Review window and door specifications Frame material, Low-E coatings, argon gas, safety glass, screens, operation, and warranties. Confirm insulation values Floor, walls, roof, rim areas, and transitions to the existing house all matter. Plan heating and cooling Size the system for glass area, orientation, local climate, air leakage, and room use. Control glare and overheating Consider roof overhangs, shades, glass selection, ventilation, ceiling fans, and orientation.
Permits, selections, and closeout 05 Identify permits and approvals Building, electrical, mechanical, zoning, HOA, septic, shoreline, or historic approvals may apply. Choose finishes before ordering Flooring, wall and ceiling finish, trim color, fixtures, hardware, decking, and electrical layout. Confirm lead times Windows, doors, specialty glass, roofing, and custom trim can affect the schedule. Document changes in writing Price, materials, and schedule impacts should be approved before changed work begins. Complete a final walkthrough Create a written punch list, collect warranties and approvals, and understand maintenance.