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14' x 18' All Season Sunroom

Technical

Photos

Project Description:

Goals:

  1. 14x18 All Season Sunroom

Customer Goals:

  1. Demo exsiting 12x16 wood deck and replace with:
    • 14x18 sunroom
    • 14x16 deck
    • 4x4 landing with custom flower box
    • Bi-directional staircases
    • Horizontal PVC lattices

MLC Assessment:

  1. Existing house structure is sound.
  2. New sunroom roof can be tied into existing roof without encroaching on existing skylights.
  3. Existing house shingles are reaching end of service life. Impractical to weave in new shingles. Recommend entire roof be stripped and reshingled at same time as sunroom roof is shingled.
  4. Existing grade and soil conditions are OK for new footings.
  5. Existing natural gas line exists behind house precludes full foundation due to cost issues.
  6. Existing HVAC system has adequate capacity for both heat and air conditioning.
  7. Impractical to run a separate HVAC zone back to furnace. New HVAC system will have to be a slave zone tapped from existing house zone 1.

Strategy:

  1. Construct new sunroom on 6x6 PT posts on 12" concrete piers.
  2. Use engineered beams and joists for major components for structural integrity.
  3. Design 3:12 roof system to intersect with existing roof system.
  4. Match windows, exterior siding, and trim to existing house styles.

Subcontractors:

  • Architectural: Tom Harden and Associates, Lexington, MA
  • Structural Engineering: RH Beuhl and Associates, Watertown, MA
  • Roof: GlassMarc Construction, Lexington, MA
  • Sheetrock and Plastering: Metro Plastering, Newton, MA

Location of Original Deck

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Completed Exterior Views

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Completed Interior Views

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Construction Details - Demo and Existing House Rework

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Demo of old deck completed.
Stairs remaining.
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House siding and sill exposed.
Basement window removed, reframed, and re-sheathed.
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Floor frame perimeter rims
(3-ply 1 3/4" x 11 7/8" LVL's) at house.
Penetrates wall and sits on 4x6 support post.
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Detail of 4x6 PT support posts
for floor frame perimeter rims.

Construction Details - Ledger and Floor Framing

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Floor frame perimeter rims,
band joist (2-ply 1 3/4" x 11 7/8" LVL's)
installed on 6x6 PT posts.
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Close-up of ledger and top-mount I-joist hanger.
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Floor frame top mount joist hangers
installed on 1 3/4" x 11 7/8" LVL ledger at house.
First floor joist (2 5/16" x 11 7/8" engineered I-Joists) installed.
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One of two frame restraint systems
(a.k.a. The "Prince Albert").
Connects with mating restraint
at house interior floor joists.
Provides additional horizontal support
of floor system in the event of a nuclear attack.
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Floor framing completed.
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3/4" T&G sub-flooring installed on floor frame.

Construction Details - Wall and Roof Framing

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East side wall framing from interior
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East side wall framing from exterior
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West side wall framing from interior
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West side wall framing from exterior
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South side wall framing from interior
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South side wall framing from exterior
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Roof framing and skylight wells framing from interior
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Rework of existing interior house wall framing
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Interior vapor barrier completed.
Inspector verifying proper window sill height
from floor elevation

Construction Details - Prework for Interior Walls
Construction Details - Exterior Siding, Trim, Roof and Gutters

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Interior insulation
and ceiling strapping installed
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Blueboard installed and ready
for skim coat plaster
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Structure completed
and ready for finish painting

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