Deck/Patio Conversions in Charleston, SC
Convert Your Patio to a 3-Season Room: Cost Breakdown
If you love the idea of enjoying Charleston’s fresh air without dealing with bugs, rain, or extreme temps, a 3-season room could be the perfect upgrade. Converting your patio or deck into a livable, semi-enclosed space is one of the most affordable ways to expand your home—and boost its value.
But what does it really cost?
In this guide, we break down the numbers, the factors that drive price, and what to expect when planning a 3-season room in Charleston, SC.
How Much Does a 3-Season Room Cost in Charleston?
The average cost to convert a patio or deck into a 3-season room ranges from:
- $20,000–$35,000 for standard conversions
- $35,000–$60,000+ for larger or more custom builds
Keep in mind: the existing structure (deck vs. slab), square footage, and materials make a big difference.
WHAT AFFECTS THE PRICE?
Here’s what drives your cost up or down:
Drives Price Up in a Typical 3-Season Room Conversion?
- Replacing an old deck that’s not structurally sound
- Adding HVAC or electrical systems
- Upgraded windows, doors, or roofing
- Specialty features (skylights, tongue-and-groove ceilings, fans, built-ins)
- Full foundation replacement or re-leveling
Keeps Price Down:
- Reusing an existing slab or structurally-sound deck
- Keeping it unheated (true 3-season instead of 4-season)
- Using screened panels instead of windows
- Keeping rooflines and framing simple
What’s Included in a Typical 3-Season Room Conversion?
Here’s what’s usually part of the project:
- Framing and enclosing the structure
- Roof extension or tie-in
- Screens or windows (depending on design)
- Doors (standard or sliding glass)
- Insulation and moisture barriers (optional but smart)
- Interior finishes (flooring, ceiling, trim)
- Electrical wiring (lighting, outlets, ceiling fans)
- Permits and inspections
At New Beginnings Construction, we handle everything—so you’re not juggling multiple contractors.
Why Convert a Deck or Patio?
Homeowners in Charleston often choose 3-season rooms because they:
- Add usable square footage without a full addition
- Create a bug-free, weather-resistant outdoor space
- Are ideal for entertaining, morning coffee, or reading
- Let you enjoy spring, fall, and most of winter—even without full HVAC
- Often cost far less than full home additions
Existing Deck vs. Starting From Scratch
If your current deck or slab is in good shape, you may save thousands by building on top of it. If it’s damaged, sloped, or non-permitted, we’ll discuss whether it makes sense to replace or reinforce.
We’ll inspect your existing structure first and give you a no-BS assessment—because cutting corners here could cost you more later.
Do You Offer Financing?
Yes—we offer financing options for qualified homeowners through our lending partners. Spread the cost over time and enjoy your new space sooner.
How Long Does It Take to Complete a Porch Conversion?
Most 3-season conversions take 4–8+ weeks, depending on the scope, permitting, and materials. You’ll get a detailed schedule upfront—no surprises.
Four Levels of Pre-Construction Design
Before diving into construction, we guide every homeowner through a structured pre-construction design process. This ensures you know exactly what’s possible, how much it will cost, and what the finished space will look like—before a single board is cut.
We’ve created four tiers of design services tailored to Charleston homeowners, from quick sketches to full custom, builder-ready plans.
Tier 1 – Basic Design
- Fee: $500 (fixed)
- Scope:
- Single-page preliminary plan
- Includes 1 layout option (no revisions beyond this)
- General layout review only
- No structural design, engineering, or layout changes
- Purpose: Best suited for clients who need a brief conceptual overview without any major revisions.
Tier 2 – Intermediate Design
- Fee: $1,200 (fixed)
- Scope:
- 2-3 page preliminary design set
- Includes up to 2 layout options/revisions
- Minimal layout modifications (non-structural only)
- Recommendations on finishes and space planning
- No structural design or engineering included
- Purpose: Best for clients seeking limited adjustments and clearer visualization without a full re-design.
Tier 3 – Advanced Design
- Fee: 5% of the mid-range value of the current project estimated budget
- Scope:
- Full preliminary design package
- Includes up to 3 layout options/revisions
- Coordination with a structural engineer for input and approval (engineer’s fee billed separately – if required)
- Pre-Construction Trade Day: Production team and key subcontractors walk the site to evaluate current conditions and confirm scope
- Preliminary selections and specifications for key finishes
- Purpose: Ideal for clients who want a thorough pre-construction design process that refines scope, budget, and constructibility.
Example Calculation:
If the current exterior project estimated budget is $50,000–$70,000:
Mid-range value = $60,000 | Advanced Design Fee = 5% × $60,000 = $3,000
Tier 4 – Full Custom Design
- Fee: 10% of the mid-range value of the current project estimated budget
- Scope:
- Complete design development package
- Includes up to 5 layout options/revisions
- Coordination with a structural engineer for input and approval (engineer’s fee billed separately if required)
- Pre-Construction Trade Day: Production team and key subcontractors walk the site to evaluate current conditions and confirm scope
- Comprehensive selections, specifications, and finish schedules
- Builder-ready design package for construction contract execution
- Purpose: Designed for clients seeking a fully customized solution, integrating both design vision and constructibility from the ground up.
Example Calculation:
If the current exterior project estimated budget is $50,000–$70,000:
Mid-range value = $60,000 | Advanced Design Fee = 10% × $60,000 = $6,000
Notes
- Design fees will be invoiced separately and are not credited toward the construction contract.
- Engineering, surveys, and specialty consultant fees (if required) are billed separately unless otherwise agreed.
- Percentages for design fees are calculated based on the mid-range value of the current project estimated budget.
- Additional layout options or revisions beyond those listed above will be handled via change order.
- At the completion of the pre-construction design process, the client owns the final design package.
Pre-Construction Tiers Comparison
| Tier | Fee | Layouts/Revisions Included | Structural Engineer Coordination | Pre-Construction Trade Day | Level of Detail | Example Fee (if budget $50k-$70k) |
|---|---|---|---|---|---|---|
| Basic | $500 fixed | 1 layout option | No | No | Single-page plan, conceptual only | $500 |
| Intermediate | $1,200 fixed | Up to 2 | No | No | Multi-page set, minor non-structural changes | $1,200 |
| Advanced | 5% of mid-range est. budget | Up to 3 | Yes (fee separate) | Yes | Full design package, preliminary selections | $3,000 (at $60k mid-range) |
| Full Custom | 10% of mid-range est. budget | Up to 5 | Yes (fee separate) | Yes | Complete design development, builder-ready | $6,000 (at $60k mid-range) |
Why Charleston Homeowners Trust New Beginnings Construction
- Local Expertise: We understand Lowcountry building codes and coastal design challenges.
- Transparent Pricing: Clear fee structures—no hidden costs.
- Design-Build Advantage: Our in-house team and trusted subcontractors align design with constructibility.
As a Charleston remodeling contractor, our goal is to eliminate surprises and give you confidence before construction starts.
Ready to Begin Your Remodel in Charleston?
From a quick sketch to a full custom plan, our pre-construction design services set the stage for a stress-free remodel. Whether it’s a whole-home renovation in West Ashley, a bathroom remodel in Mount Pleasant, or a historic home update downtown, we’ve got the experience to guide you every step of the way.
👉 Contact New Beginnings Construction today to schedule your consultation with Charleston’s trusted design-build contractor.
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