Three season sunrooms in Tustin CA - a patio room sized to the base you already have
Patio too hot, dusty or buggy to use most of the year? We close it in with windows and screens, built to plans.
Is a three season room right for your Tustin patio?
A three season sunroom in Tustin is an enclosed patio or porch with windows or screens and no heating or cooling, so you get a real room out of space you already have without paying for a full addition.
Most people who call me have a patio they hardly sit on, or a tired old room that leaks and sticks, and they want to know if closing it in is worth it. The price mostly comes down to how big the room is, the windows and doors you pick, and whether the patio, deck or slab under it can carry the room as it is. The schedule usually turns on the city's review of the drawings and any design review your neighborhood needs, and you'll get your own figure in a written estimate after I measure. We draw the plans and handle the permit, whether your address falls under the city or the county.
- Fully licensed and insured.
- Free on-site estimates.
- We respond within 1 business day.
What three season sunrooms look like
How we build a three season sunroom
It starts with my tape measure, because a room built to the wrong numbers never sits right. I measure the patio, deck or slab, check what the room will sit on, and we draw the plans from those numbers so the drawings match the house. Once the permit's in hand, our crew puts the room up in the order its maker lays out, and I check the work at each stage before the next part goes on. Since a three season room isn't heated or cooled, we put our care into the windows, doors and drainage, fitting the doors so they close square and making sure rain runs off the roof and out of the frame instead of into the room. When we finish, I show you the simple upkeep that keeps the tracks sliding and the water draining, like clearing the weep holes, the small drain slots along the bottom of the frame, and using pure silicone spray on the tracks the way one sunroom maker suggests, since oil-based lubricants tend to pull in dirt.
A three season room is one of a few ways to close in outdoor space. If you want a lighter cover over the slab you already use, our patio enclosures may suit you better, and if your space is an odd shape or you want the room laid out around how you'll use it, we design custom sunrooms from the ground up.
Why Tustin homeowners call Brightview Tustin Sunrooms & Patios for three season rooms
I take every measurement myself
I come out myself to look at the space, measure it and check what the room will sit on, and while our crew builds, I check the work at each stage. You deal with the same person from the first visit to the finished room, so nothing gets lost between the one who measured and the ones who build.
Built to the drawings since 2017
I learned the trade on a municipal crew where every job got built to the drawings and checked by an inspector at each stage, and when I started this business in Tustin in 2017, I kept running it that way. A room that's sized right and checked as it goes up is worth more to me than a fast start, and it's what you'll be living with.
Fully licensed and insured, ask anytime
We're fully licensed and insured, and I'm glad to go over both before you sign anything. It's fair to ask any contractor which license they hold for enclosure work, because the Contractors State License Board says its awning license covers awnings and patio covers but not patio enclosures.
A room like this is only as good as its fit, so it starts with a visit and a tape measure. Ask for your on-site estimate or call (657) 356-0049 with your patio or deck size and a few photos.
Get a written estimate for your three season room
We reply within one business day to set a time, then I come out, measure your patio or deck and check what the room will sit on. The estimate is free, in writing and comes with no obligation.
- Fully licensed and insured.
- Free on-site estimates.
- We respond within 1 business day.
What happens after you call about a three season room in Tustin?
Send your size and photos
Call (657) 356-0049 or use the form, and have your patio or deck size, a few photos of the space and your property address ready. The address tells us whether your permit goes through the city or the county.
I measure and check the base
I come out to see the space, take measurements and check what the room will sit on. You get a written estimate built on those measurements, so the number reflects your patio and not a guess.
We draw plans and file
Once you're ready, we draw up the plans and handle the permit with the office that covers your address. In Tustin, the city says a first plan check, its review of the drawings, should take about 10 working days, with later rounds back in five unless something like Planning Commission approval is needed.
We build, inspect, walk through
Our crew builds to the approved plans, the city's inspectors review the work at different phases, and I check each stage and meet them on site. When it's done, I walk through the finished room with you.
Questions about three season sunrooms
What's the difference between a three season sunroom and a four season room?
A four season room is fully enclosed with all weather windows and its own heating and cooling, while a three season room adds windows or screens to a porch or patio and leaves the heating and cooling out. A screened porch is the lightest of the three, with screens only. I'll usually ask how and when you plan to use the room before we talk about which one fits.
How much does a three season sunroom cost in Orange County?
A sunroom in Orange County usually costs about $120 to $200 per square foot, and that's the going range in the area, not our price. Larger rooms that need a new foundation and have heating and air sit at the high end, so a three season room on a sound existing base skips some of what pushes a room toward the top. Your own figure comes in the written estimate after I measure.
How do I get a permit for a sunroom in Tustin?
Plan on a building permit from the city, because Tustin requires one for any construction or alteration of a structure, and its exemption list names open patio slabs and wood decks, not sunrooms. The city's Planning Division sets setback and lot coverage limits for each neighborhood, and some projects need Design Review or a public hearing before the permit is issued. If your home is in unincorporated Orange County, OC Development Services handles permits and inspections instead, and we prepare the plans and paperwork either way.
Can my existing deck hold a three season sunroom?
Often it can, but a deck under a new sunroom typically needs added beams, posts or footings to carry the extra weight. The National Sunroom Association suggests having a local structural engineer look at the deck, since a new deck may cost less if the old one has deteriorated. I check the deck on my first visit so you know where it stands before we draw anything.
How much can a contractor ask for up front on a sunroom in California?
Under state rules, a down payment can be no more than $1,000 or 10 percent of the total contract price, whichever is less. Every other payment has to be listed in the contract and match work already done or materials already delivered, so what you pay should track how far the job has come.
What is the best way to choose a foundation for a three season room?
Start from what's already there and how the ground sits. One supplier's guide calls a wood deck base more adaptable and possibly lower in cost, concrete the strongest and most permanent choice, and pier and beam the one for slopes and existing surfaces. We're known for rooms that fit the patio, deck or slab people already have, so I'll tell you on site whether yours can carry the room as it is.
Work that goes with three season sunrooms
Patio enclosures
A good fit when you want shade and shelter over your patio but don't need a full room with windows and doors.
Custom sunrooms
Worth a look if your yard, roofline or plans for the space don't line up with a standard room size.