Seal Beach Sunrooms & PatiosSeal Beach Sunrooms & Patios

Sunroom contractor in Irvine - rooms that fit the house you have

Seal Beach Sunrooms & Patios builds sunrooms, patio enclosures and patio covers for Irvine homeowners, and remodels older rooms, tying each one into the stucco, roofline and slab of the house it's added to.

Request a quote(562) 200-7987
Dark-framed sunroom addition on a brick house, with a broad window wall and wooden stairs and deck.
  • Fully licensed and insured.
  • Free estimates at your property.
  • Expect a reply within 1 business day.

About Irvine, CA

Irvine was planned from the start, and you notice it on a job. Neighborhoods are laid out as villages, each with its own run of stucco houses, matching rooflines and often an association that keeps the look consistent, from the older tracts to the newer streets going up near the Great Park. The city says it has tried since its founding to balance building with open land, so plenty of backyards here end at a slope or a greenbelt, and the Irvine Open Space Preserve sits right at the edge of neighborhoods. It's a short drive from the homes we work on in Costa Mesa.

For a sunroom, that means the new room has to look like it came with the house, because on a street where everything matches, a room with the wrong stucco, tile or trim stands out. Yards in the newer neighborhoods also tend to be small, so we plan the room around how much patio you want to keep.

Services in Irvine, CA

  • Patio-to-sunroom conversion

    Lots of Irvine backyards already have a concrete patio off the family room, and turning it into a real room is a call we get often. We check whether that slab can carry walls before we plan on it, and pour new footings where it can't.

  • Patio enclosures

    When an association wants the back of the house to keep its look, enclosing the sides of an existing patio roof is often the easiest fit. We close it in with glass or screen panels and seal every joint to the posts and stucco, since the edges are where a rushed enclosure lets water in.

  • Sunroom remodeling

    Some older Irvine houses have aluminum patio rooms added years ago, with single-pane glass and seals that have given up. Our sunroom remodeling work keeps the parts that are still sound and replaces the glass, roof panels or doors that aren't.

  • Four season sunrooms

    Irvine families often want a room they can use as an office or playroom all year, and that takes an insulated, heated room built like part of the house. We insulate the floor, walls and roof and plan the heating and cooling with you, and I'll lay out what that adds over an unheated room so the choice is yours.

  • Patio cover installation

    Newer homes near the Great Park often come with a bare slab out back and nothing over it. We build covers that match the roofline and trim, with the ledger, the board that fastens the cover to the wall, flashed behind the stucco so the house stays dry.

  • Custom sunrooms

    On a street of matching stucco houses with tile roofs, a kit room that doesn't fit the house is the first thing people notice. We design custom rooms around your roof pitch, trim and wall finish, so the addition reads as part of the original house.

Building a sunroom in Irvine: permits, licenses and what sets the price

In Irvine, permits come from the city's Community Development Department, which requires them for most construction the building code covers, so a sunroom or patio cover usually goes through plans, review and inspections, and that review tends to set the start date. Before you hire anyone, you can check two things about the contractor, a state contractor license from the Contractors State License Board and a City of Irvine business license, which the city requires of every business working here. We're fully licensed and insured, and we find out what the city will ask for, pull the permits and set up the inspections, so you're not the one chasing paperwork.

Irvine is an easy run down the 405 from Seal Beach, and along the way we're often working in Westminster and Fountain Valley, where the houses and patios are a lot like these. The price here mostly turns on the size of the room, whether you want it heated and cooled for year-round use or left as a three season room, and how much work it takes to tie it into your wall and roof. The schedule turns on the city's review and how long any special glass or panels take to arrive, and the written estimate I give you after seeing the house puts a figure on yours.

Irvine, CA properties and local conditions

Most of the houses we add onto in Irvine have stucco walls, and the line where a new room meets that wall is where trouble starts if the job is rushed. We cut the stucco back where the room attaches, flash the joint behind it so water runs out instead of in, then patch and color-match the stucco so the seam doesn't show. Nobody sees that joint again once the room is finished, which is exactly why I take my time on it.

Two-story houses with a low eave over the back door are common here, and that eave limits how high a sunroom roof can sit. We measure from the eave and the upstairs windows before we sketch anything, so the roof pitch works with the house you have.

A written sunroom estimate for your Irvine home

We reply within one business day to set a time, and then I come out to your Irvine house myself to look at the patio and sketch the options with you. The estimate is free, done at your property and in writing, with no pressure and no obligation.

How it goes when you call us about an Irvine sunroom

  1. Call or send the form

    Call (562) 200-7987 or fill out the form with a line about your patio or deck. We'll pick a time that works for me to come out to your Irvine house.

  2. Look at the house together

    I look at the house, the patio or deck and how you want to use the room, so it helps if you're home for it. I sketch the options with you on the spot and follow with a written estimate, so you see the price before you sign anything.

  3. Permits, then the build

    Once the city has reviewed and approved the permit, our crew and I build the room. I'm on site working alongside the crew, so the person who sketched it with you is the one building it.

  4. Walk the finished room

    When it's done, I walk the room with you and check the doors, windows and seals together. I also show you the simple upkeep that keeps it in good shape.

Frequently asked questions

How do I find out if my sunroom needs a permit in Irvine?

Plan on needing one, because the city requires permits for most construction the building code covers, and a room added to your house is that kind of work. Even work on the city's exempt list still has to meet every code, and the city's permit page lists what's exempt. If you'd like to ask the city directly, its permit question line is (949) 724-6313.

Does a patio cover need a permit in Irvine?

Yes, the city requires a permit for a patio cover no matter how small it is. That surprises some people, since a one-story detached shed on a single family lot is exempt up to 120 square feet, but patio covers don't get that break.

How do I know if a sunroom contractor needs a state license in California?

Any contractor building a sunroom needs one, because the Contractors State License Board requires a license when a job needs a building permit, uses employees or totals $1,000 or more in labor and materials. State law also caps the down payment on a home improvement job at $1,000 or 10 percent of the contract price, whichever is less, so a request for a big deposit up front is a warning sign.

What kind of roofing does a new sunroom need in Irvine?

The city requires Class A roofing, the top fire rating, on every new roof, and the roof on a new room counts. If we have to take up part of your house roof to tie the room in, the patch needs Class A too, unless the roofing that stays is rated Class B or lower, in which case Class B is allowed.

Do I need a permit to replace the windows in my Irvine sunroom?

Not if the new windows are the same size and the frame and openings stay as they are, because the city exempts same-size replacements. The new windows still have to meet the codes for weatherproofing, security and energy efficiency, and making an opening bigger or changing the frame puts you back into a permit.

What affects the cost of a sunroom in Irvine?

The biggest costs are the walls and roof you choose and the work where the room meets your house. Glass walls cost more than screens, a solid insulated roof costs more than panels, and a slab that can't carry walls means new footings. Matching stucco and tile, adding outlets or lights, and roof patching at the tie-in all add to the price, and I'll show you where each one lands in the written estimate.

Service areas

Explore the services

Seal Beach, CA

Talk through your Irvine sunroom with me

Seeing your patio, slab and roofline in person is the quickest way to know which kind of room your house can take, so call (562) 200-7987 or send the form.

Request a quote(562) 200-7987
(562) 200-7987Request a quote