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Screened-in Porches

By Doug Francis

Adding a screened in porch improves the lives of home owners in Vienna VA

Way back in the 1970’s, I remember going to friend’s house and sitting in their screened-in porch eating burgers, local corn on the cob and beefy tomatoes from their garden.

No one really had AC back then, and it was in here where we could feel the summer evening breeze, hear birds, and an occasional car from down the hill.

Those porches were simple, functional, and expanded the living space even in small summer homes.

But these have a direct tie to today’s desire for casual rooms where you can socialize in a comfortable, outdoor living space. In fact, a screened-in porch is one of the hottest designer additions you can add to your home for $50k.

Now, for your favorite new room…

Converting an existing deck into a covered, screened-in porch is an excellent place to start. Since there is an existing doorway and hopefully stairs to the yard, then the process will be easy.

Remember, if you like to grill, you may need to expand the deck to include a grilling area far enough away to allow smoke to escape. Wind does change direction, so consider the best downwind side.

If you have a patio then that can become a screened-in area too. One client utilized a small patio area on the side of his home turning it into a protected, inviting, private seating area.

It doesn’t have to be big to become your favorite social area.

screened in porch addition in Vienna
The Great Room windows were made into patio doors opening into the screened-in porch.

Ceiling heights and porch options

Take a look at the location and design the ceiling to naturally blend into the existing design or architecture of your house.

You want air to circulate so consider a ceiling height of nine or ten feet. Design with a shed style slope, or a four-square peaked roof.

Ideally, do not create problems having a roof that slopes toward your house!

Since this is an outdoor room, consider painting the ceiling light blue or a pickled white. Each finish adds a unique feel.

Selecting flooring

Since this is a covered space, you will have more flooring options than you might expect.

I recommend skipping the least expensive option, pressure-treated lumber, and using either a man-made Trex decking or an interesting wood.

Trex is a composite that is extremely durable, looks great, and requires almost no maintenance. Sweep it, power wash it, and it will look like new.

Selecting wood like Ipe or Mahogany will look beautiful and will give a luxurious, custom feel to the porch. Both of these woods are gorgeous.

Wood will require some annual maintenance especially here in Vienna, VA because of the annual temperature extremes where winters are in the single digits and summers featuring 100 temps with high humidity.

Patios are okay too

If you plan to screen in a patio, then look at natural stone choices. Slate will have a timeless feel and will feel cool especially on hot days.

Like any room, you will eventually be placing an area rug so don’t get too consumed with every square inch.

Next steps…

I believe that a screened-in porch will add instant marketability to any home, returning more than you invest in the project. My clients have consistently asked for these over the years.

You will enjoy it, and your home’s market appeal will increase too.

If you want to get rolling, Google screened-in porches or start to ask friends if they know someone with one.

Contact me for ideas and suggestions too.

Time needed: 5 days

Planning a screened-in porch in Vienna

  1. House location survey

    When you bought your house, you should have asked for a location survey drawing which shows the dimensions of your house and property. If you don’t have one, then you will need to have a new location survey done.

  2. Determine the location of a screened-in porch

    Make a copy of your survey and sketch out where you want the screened-in porch located.

  3. Lot coverage calculation

    The Town of Vienna is very strict when enforcing the maximum 25% lot coverage rule. Since this has a roof, it needs to be included.

  4. Flooring and finishes

    It isn’t too early to look at Trex or natural wood options, fans, lighting, skylights, screens, doors, and railings.

  5. Selecting a licensed contractor

    A simple Google search will likely yield a handfull of local contractors. My recommendation is to work with an experienced, Vienna based, licensed contractor because they will understand Vienna’s unique setback rules, lot coverage rules, building permits, and how to help you get your project completed smoothly.

  6. Important: Home Owner’s Association

    If your home is in an HOA, then you MUST review the architectural guidelines and HOA approval process before construction.

Filed Under: Blog, Homeowner Ideas Tagged With: Homeowner Ideas, Vienna Real Estate

About Doug Francis

A seasoned Realtor specializing in unique and new homes around Vienna, Virginia, Doug has seen consumer behavior, negotiations and communication styles change. At his original brokerage, he was the first agent to add an email address. Imagine! Outside real estate, he plays tennis, is a Washington Capitals fan, spends time with Skipper (his dog), and enjoys the restaurant scene in the DCA. He's a Boston University graduate who feels morning coffee is non-negotiable.

Vienna real estate agent Doug Francis

When we bought our house in Vienna, we were thinking about raising the kids, building an addition, and knowing the neighbors. Today, home buyers are attracted to Vienna because of the sense of community, walkability, and small town lifestyle.

So, what’s next after your 25 years? It’s a conversation many of my clients are having with me as they plan to move to the beach, travel, or get closer to grandkids. Helping them see their future, sell their current home, and move ahead with their updated plan has been an interesting new chapter.

My background: I am an active licensed agent in Virginia, have negotiated hundreds of sales contracts, work at TTR Sotheby’s International Realty in McLean, and still sell homes in all price ranges. I donate to the Town of Vienna tree replacement fund, participate in a neighborhood citizens association, and try my best to stay in shape.

Let’s discuss your moving plans: Email doug@dougfrancis.com or call me at (703) 304-6827 .  Cheers!

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About Doug Francis

I am a Realtor with TTR Sotheby's International Realty® just outside Washington D.C. in Northern Virginia. I'm licensed in Virginia with a focus on Vienna, VA real estate since 1991.

That deep knowledge is valuable, especially in today's fast-paced market where advice is critical. Although many of my clients are personally referred, I am available to help you too and am accepting new clients right now.

Feel free to contact me at 703-304-6827 or email me at doug@dougfrancis.com anytime!

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TTR Sotheby's International Realty
6723 Whittier Avenue McLean, VA 22101

Office: 703-319-3344
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