All season rooms in Tustin CA - a room you can heat, cool and use all year
Patio you only use a few months a year? We build an enclosed room you can heat and cool, sized to fit your house.
Is an all season room the right choice for your Tustin home?
An all season room is a sunroom with enclosed walls that's built to be heated, cooled or both, so it works as a real room every month instead of only on mild days. We build all season rooms in Tustin and the cities around it, most often over a patio the homeowner already has.
Most people who call us have a patio they only sit on part of the year, or an older sunroom that's too hot to use, and plenty of these jobs start as a patio-to-sunroom conversion. The price moves mostly with the room's size, what it sits on and how much heating and cooling it needs, and the schedule turns mainly on drawing the plans and getting them through permit review. We handle that permit with the city or the county, whichever covers your address, and once I've measured the space and checked your base, you get the estimate in writing.
- Fully licensed and insured.
- Free on-site estimates.
- We respond within 1 business day.
What all season rooms can look like
How we build an all season room
The first thing we settle is how you'll heat and cool the room and whether it opens to the house, because those two answers change the drawings, the equipment and the price, and changing them halfway through costs more than getting them right up front. Then our crew gets the base ready, either a new foundation or your existing slab once it's been checked, frames the walls and roof to the drawings, sets insulated windows and doors, runs the heating and cooling, and finishes the inside so it reads as part of the house. I check each stage against the plans before the next one starts, and we clean up as we go.
If you mostly want the patio closed in against wind and sun and don't need full heating and cooling, an enclosed patio room can be the better fit. If you want a glass roof and as much daylight as you can get, we also do solarium installation, and it starts with the same heating and cooling questions.
Why Tustin homeowners call Brightview Tustin Sunrooms & Patios for all season rooms
I measure every job myself
I come out myself to look at the job and take the measurements, whether you're in Tustin or an unincorporated county area like North Tustin. On an all season room that matters, because the walls, windows and heating and cooling are all sized off those numbers.
Built to the drawings since 2017
I learned this trade on a municipal crew, where every job was built to the drawings and checked by an inspector at each stage, and I've run this business the same way since starting it in 2017. You end up with a room that matches its plans, and plans that match your house.
Licensed and insured on every job
We're fully licensed and insured, so you're not carrying the risk of the work yourself. That counts on an all season room, because it's a real addition with framing, roofing and heating and cooling work, not a shade cover.
What counts most on an all season room is a room sized right, on a base that's been checked. Send us your address, whether there's a patio slab and whether you want heating and cooling, or call (657) 356-0049.
Get a written estimate for your all season room
Send your address, whether there's a patio slab and how you'd like to heat and cool the room. We reply within one business day to set a time, and I come out for a free on-site estimate with no obligation.
- Fully licensed and insured.
- Free on-site estimates.
- We respond within 1 business day.
What happens after you call about an all season room?
Call or send the form
Reach us at (657) 356-0049 from 6 AM to 9 PM on weekdays or 8 AM to 10 PM on weekends, or use the form. Tell us your address and how you plan to use the room so we can set a visit.
I measure and check the base
I come out to see the space, take measurements and check what the room will sit on, whether that's a slab, a deck or bare ground. You then get a free estimate in writing, so you can look over the price and decide in your own time.
We draw plans and permit
Once you're ready, we draw up the plans and handle the permit with the office that covers your address, the city or the county. The start date usually follows that plan review, and I'll keep you posted as it moves.
We build and walk through
Our crew builds to those plans, with inspections along the way and us on site for each one. At the end I walk through the finished room with you.
All season room questions in Tustin
How much does an all season room cost in Orange County?
A sunroom in Orange County usually costs about $20,000 to $120,000 per job, and that's the range for sunrooms in general, not our price. Larger rooms that need a foundation and come with heating and air conditioning sit toward the top of it, so the heating and cooling choice and what the room sits on move your number the most. Your own figure comes with the written estimate after I've measured and looked at the base.
Which office handles the permit for an all season room at my address?
If your house is inside Tustin city limits, the city's Building Division issues the permit, and if you're in an unincorporated area like North Tustin, it goes through OC Development Services. The city takes applications and plans through its online permit portal and has a Building Technician at the counter, 714-573-3130, during normal office hours, while the county offers over-the-counter and regular plan check. We prepare the plans and handle the paperwork with whichever office covers you, so the main thing to confirm is which side of the line your address sits on.
Is a three season room enough near the coast, or do I need an all season room?
It can be, because one renovation guide says a three season room in coastal California can give you most of the same everyday use at a fraction of the cost. A three season room is generally not heated or cooled and has uninsulated windows or screens, so the same guide suggests counting the days a year the outdoor temperature falls outside 55 to 85 degrees, with more than 90 making a four season room worth the premium and fewer than 60 making a three season room usually the smarter buy. If you tell me how you'll use the room, I'll tell you which way I'd lean.
How do I know if my patio slab can hold an all season room?
You find out with a structural engineer's check, because a solid existing slab only saves you foundation work if an engineer confirms it can carry the new load, and older slabs often don't pass. That's why the check comes first, before anything gets drawn on top of it. If the slab has to be cut, another California city's guidance says to find out first whether it's a post-tension slab, one with tensioned steel cables running through it, since cutting a cable can be dangerous and expensive to repair.
How do I heat and cool an all season room?
The two usual routes are extending your house's ductwork into the room or putting in a mini-split, a wall-mounted unit that heats and cools the room on its own. Extending the ducts gives the cleanest look but costs more than a mini-split. The central system often needs an upgrade to handle the extra room, so that work belongs in the full price from the start.
Does an all season room count as living space if it opens to the house?
Yes, under the sunroom industry's specification an all season room that opens to the house counts as a habitable room, one heated or cooled like the rest of the house, while a room closed off from the house with its own separate temperature control is treated as non-habitable. One renovation guide adds that a true four season room tied into the home's heating and cooling and set on a proper foundation gets appraised as living square footage. So whether you leave an opening between the room and the house is more than a layout choice.
Other rooms to weigh against an all season room
Enclosed patio rooms
A good middle step if you want the patio closed in and usable on breezy evenings without paying for full heating and cooling.
Solarium installation
Worth a look if daylight is the main reason you want the room, since a glass roof lets in far more of it than a solid one.