How did we gain a ton of extra square footage to take our for-sale casa from 1300 finished square feet to 1550 in the last 48 hours? We’ll give you a hint: we didn’t add an overnight addition. We just added a permanent heat source to our existing sunroom… and now it counts as livable square footage!
A realtor friend of ours advised us that rooms don’t need to be heated and cooled to count as “finished” here in Richmond – just heated. Meaning the only thing keeping the biggest room in our house (our sunroom) from getting counted as official square footage was a source of heat. So we called a few electricians and got some estimates for a six foot baseboard heater to be hardwired and installed, which should definitely keep the room nice and toasty on a crisp winter day (assuming the sliding doors are all closed of course). The winning bid was $250 and within 48 hours it was done-zo. Yup, our former three season room can now be used year round.
Here’s what the breaker box looked like when the job was in progress:
Let’s just say that we’re glad that we didn’t attempt to DIY it ourselves (messing with the main breaker box while the house was on the market just sounded like a bad idea, and the installers actually had to drill through the concrete sunroom floor and wire things up through the basement and the crawl space so we’re glad we left it up to the pros).
The most fun part of the project for us? Changing our fliers from 1300 square feet to 1550, which makes the dollar per square foot ratio even better for any potential house hunters (and now we won’t lose people who’ve set a must-be-at-least-1500-square-feet search parameter). Plus with our sunroom being one of the most awesome rooms in our entire house, we must admit that it definitely hurt when it couldn’t be counted as anything before. Doesn’t that room deserve a little love? Well, the problem is now officially solved. Sunroom: you count.
We like how crisp and streamlined the baseboard heater looks installed at the foot of the brick wall. And the easy-use dial (marked off, low, med, and high) is all anyone needs to heat things up whenever the mood strikes.
The more expensive solution would have been to install a one-room heat pump system (estimates for that ranged from 2-3K) but our realtor friend actually recommended the baseboard solution over the heat pump since it’s such a simple and inexpensive upgrade (and it’s usually all that people need from a sunroom anyway). So that’s how we gained 250 more finished square feet – for only about a dollar per square foot.
Have any of you guys “finished” an almost-finished space in your house (either to sell it or enjoy it)? We’re kind of sad it took us this long to tackle Project Baseboard in our sunroom since it’s definitely one of our favorite rooms. Who knows how much we could have used it in the last four winters that we’ve spent here!
Note: For anyone who goes this route, we suggest getting an impartial appraisal so the updated square footage can be verified and recorded on record for your protection! Also remember that you may have to inform the county that you’ve expanded your square footage and may need to pay taxes on that area (we already pay taxes on the sunroom, garage, basement, and other unfinished areas but we still plan to double check that we’ve done all that we need to do for this square footage to officially “count”). And remember that different areas have different rules, so check yours out before diving in.
Kelly says
We have a baseboard heater just like that in our office/playroom that used to be a porch, then screened in porch, then sunroom and now usable space!
Jenn L @ peas and crayons says
I wonder if sun rooms are more prevalent in some areas over others? When I lived in Florida, screened in patios were all the rage… But now that we’re in North Carolina we are having the darndest time finding a house with a sunroom/patio. I’m longing for one hardcore! Are they common in Richmond?
Great idea on the heating btw! That added so much value to the house!!! =)
YoungHouseLove says
Hey Jenn,
Yes, they seem to be very common here in Richmond! Here’s hoping we find one in the next house…
xo,
s
Kate says
Do you guys worry that the blue stencils on the sun room floor will be a turn-off for potential buyers? I know that nearly all staging experts advise making the house as “blank slate” like as possible so buys can see themselves in the space. Your house is so very YOU, I’m wondering if that could be detrimental to the process.
YoungHouseLove says
Hey Kate,
Sunny’s floor stencils are hugely popular here in Richmond (they’re in cool downtown shops and were even featured in Domino magazine) so we’re thinking the fact that we used one in our sunroom could be a big draw for a buyer. And since we’re showing the house ourselves (and it’s so easy to paint concrete) we can offer to paint the floor solid chocolate if the person putting in an offer would prefer that. We’re flexible!
xo,
s
Katrina says
Not sure about the Richmond weather, but during our house search in the Boston area we saw some ceiling repair jobs in seasonal rooms that were likely due to damage from ice jams in rooms that were poorly insulated and therefore not designed or properly upgraded for this type of additional heating. It may not be a concern in Richmond, but it is something that others in colder climates may want to consider before doing this type of upgrade in their place.
Brianna says
We are in the process of selling our first (almost 100 year old) home, (we had a baby and wanted a better street this year). We also had to put in the baseboard to get all the square footage of our upstairs. I am AMAZED you got one installed so fast. It took 5 electricians and 3 weeks to get one. Yea You! In our area it’s a great time to buy, not a wonderful time to sell. I hope your selling goes fast.
Misty says
This has nothing to do with your home selling…but..
How does Burger do in the snow? Does he like playing in it or does it completely freak him out?
YoungHouseLove says
Hey Misty,
I wouldn’t say he loves it but he deals with it enough to go to the bathroom and stuff. Glad he’s not terrified of it or anything!
xo, s
susam says
It always happens. You fix your house up to sell and wonder………….why didn’t we do that sooner? Some lucky family will be enjoying your nice, warm 4 seasons room. aahhhhhhhhhhhhhhhhhh
Robin says
If you want to make the baseboard heater ‘blend away’, you can paint it the wall color. You don’t even need a specialized paint to do it – regular (good quality) trim paint will withstand the heat quite nicely and keep that baseboard heater from garnering too much visual attention.
Kayt says
What a clever upgrade! I remember when my parents were interviewing realtors to sell their house, this one lady kept trying to list it as a four bedroom house. Problem being, there were only three bedrooms and an office that had no door, no closet, and a half wall facing the entry. Her logic? “Four bedrooms sell better in this neighborhood!”
And am I the only one that wants to adjust your adorable greyhound to be centered in that design it’s covering on the floor? It’s off centered!
Jackie Smith says
We made our one car garage into part of our house! We finished the walls and poured concrete to level. It will have floor heating warmed with a tankless hot water heater (so will the rest of our house by next winter). It will be a mudroom/eating area with a banquet and some storage. I can’t wait to decorate it when we move in later this Fall!
Lisa in Seattle says
Who knew such a great upgrade was so inexpensive? I automatically assume everything is going to cost a thousand dollars.
We have a bizarre 50 sq. ft. mini-room hanging off the back corner of our house. It has a plate-size hole near the roof and floor-to-ceiling windows on one wall. It’s not counted as livable space and we always wondered what the heck it was. Orchid hothouse? Marijuana-growing operation? Turned out to be a wok room! The owners cooked out there (on a hotplate maybe) to keep the pungent cooking odors out of the house. Wacky! We’re storing deck furniture in it but the hubs wants to turn it into a radio room.
Sara says
Very smart, and so inexpensive too! Maybe only works for those warmer climates though, our 8 month winters here in Idaho probably wouldn’t make it with a baseboard! You lucky.
Alexis says
Just out of curiosity, does the extra square footage make the property taxes on the house higher?
YoungHouseLove says
No we think those stay the same since they have always included non finished structures like the sunroom, basement, and garage.
xo,
s
Angel says
I am actually really surprised you haven’t sold the house already!! I figured it’d go in 5 minutes flat!!!! If only I lived nearby…Any offers yet?
Angela says
I actually can’t believe you haven’t sold the casa already!! I figired it’d go in 5 minutes flat!!! Any offers yet?
YoungHouseLove says
Nope no offers yet but we had two good showings this weekend. We’ll keep you posted!
xo,
s
Melanie Beth says
How cool… not many people can up their square footage for so little money! What great advice from your friend! I would think that would open your home up to a lot more potential buyers, good luck!
Beth says
While I think you’re reaching a little when you say the baseboard is “crisp and streamlined” (it’s just a common baseboard heater, for Pete’s sake), it was absolutely a wise decision. Way to up the ante with such a no-brainer!
John says
Adding heated square footage would actually increace your assessment, if the county/city was notified.
I wouldn’t worry about it or notify anyone…but technically speaking, you have added heated square footage, which is calculated differently than porches, garages, basements, etc.
Overall, it is an easy, great way to make the room more livable…living in RIC, the heat will kill you, so it may still function more like a 3 season room, unless you get a decent air flow from the rest of the house.
just to be safe the space is counted as heated when you sell your home, make sure to point out to the appraiser the baseboard heating.
Joanna May says
We have an “add-on” den at the back of our house which has its own mini-furnace complete with duct work and everything for our room. It’s a real pain actually because its double the furnace maintenance and adds a lot to our energy bill! We should do this instead.
Sima says
I love the inexpensive heater. I wonder if we can put one in our garage under our workbench. Its freezing in there in winter but at least my husband can work in there in winter without freezing to death. Its a thought, I will mention it to him and see what he thinks.
ginger says
Applauding your FSBO efforts! However, having sold several, I think one downside to not having a realtor is you don’t get the honest feedback about the house. Most people are just too nice to tell the homeowner what they don’t like. But I know you guys are experts at “reading between the lines” so I’m sure you’ll do great. And it only takes one buyer to fall in love. Wishing you speedy sale!!
Erica says
Have you guys ever stenciled fabric like you stenciled your floor?
Katie says
Doing some house hunting for you! :-) How about this one?
http://www.fsbo.com/138286.aspx
YoungHouseLove says
Erica – Nope, can’t say we’ve tried stenciling fabric. But sounds like it’d be pretty similar to what we did with the floor. Maybe we’ll have to try for one of Clara’s weekly pics.
Katie – Thanks for helping us with the hunt! We actually drove by that one and the front didn’t quite do it for us. And while I love the creek, Sherry’s the practical one and realizes that water isn’t always the safest thing for little dogs and little kids. :)
-John
Erin says
Well you guys should have no problem selling your house! After searching for our own place last year, I know that beautifully fixed-up places are hard to come by and I’m sure there are many people who would kill to get into your place! I am really looking forward to you going through the sell/buy and move process- I’m sure you will have tons of excellent advice through all the stages (from home inspections to packing tips). As a family with two kids (and one more coming) that moved last summer, we still have things in boxes and have yet to make our house our own. I am so excited to go along for the ride as you start over again and I’m sure it will inspire me to get our new house spruced up and feeling like home! Good luck!
Sarah says
What a neat addition! Out of curiosity – does the sun itself heat that room during the winter months? Or is it chilly because of the windows?
YoungHouseLove says
Hey Sarah,
On sunny winter days it definitely gets warmer in there than the outside air temperature, but the cement floor always stays pretty cold. So we’re excited for the new heater to take care of that so there’s no guessing whether or not you’ll be comfortable out there.
-John
Katie says
Oh duh, I didn’t even THINK about the creek. I agree that the front of it isn’t exactly as homey as I would like, either – but the inside looks like it has a lot of potential. I totally understand what you mean about the outside having to “do it” for you. It needs to draw you in.
Good luck with finding something!! :-)
Christie DeSilva says
http://www.homedepot.com/h_d1/N-5yc1vZ1xiu/R-100655068/h_d2/ProductDisplay?langId=-1&storeId=10051&catalogId=10053
This product is an energy efficient convection wall heater that makes absolutely NO noise, not even a hum. It can be plugged in or hardwired to a regular outlet. It’s an easy DIY project. It can be painted to match any decor and is TOTALLY 100% kid safe. They can leave a blanket on it, lean against it, etc. The review on home depot’s website isn’t very good, but the reviews elsewhere are fantastic. We headed our two bathrooms with these since they didn’t have a heat source. AWESOME and super energy efficient, an easy DIY, and they look a little less clunky than a baseboard. ;) The one we bought actually doesn’t have that circle thing on the front. It’s just a plain clean-lined panel. In a large room, you can put three in a row like wall art and paint them as such as well. LOVE IT! GRAPHIC MODERN ART HEAT!
YoungHouseLove says
Ooh very cool! Thanks for sharing the link Christie!
xo,
s
Anu says
Hi !
I am confused regd painting a continuous area. My living,dining & kitchen are all in one straight line, meaning from the kitchen we can see the dining + family/living room in one shot, since they are next to each other.
Do I have to pick one single color which fits this entire space since there are no jut outs/pillars which stop the wall flow except for a pair of sliding doors on the wall (in front of our dining table) ??
Thanks !
YoungHouseLove says
Hey Anu,
It can work either way! It’ll feel like one big open and streamlined space in all once color, but you can also break things up by layering colors (you can see through our living room to our kitchen and the den and they’re all subtly different tones of color that look nice and layered). Hope it helps!
xo,
s
abriana says
As I was reading about you all showing your own house, I wondered if that would be a future post. My husband and I flipped a house and use it as an income property, but we had such a hard time showing it ourselves. We wanted to tell people everything we had done to the house and didn’t know the best things to tell versus leave out.
YoungHouseLove says
Hey Abriana,
Yup, definitely fodder for a future post. We want to get our technique down a bit more before sharing stuff!
xo,
s
Meredith says
Love the sun room. Where did you get the dog sculpture from? I must get it :)
YoungHouseLove says
Hey Meredith,
I found that guy at HomeGoods a while back. Just $29!
xo,
s
Handy Man, Crafty Woman says
Great idea! that room is valuable real estate!
Mary says
Wow. That price point is way lower than I would have expected. We’ve been considering finishing our own sun porch into a sun room. Did you guys have to do any work with the windows, or have those always been a good fit for the space? We’re starting with screen so any advice is appreciated.
YoungHouseLove says
Hi Mary,
Fortunately the windows have always been in great shape so we haven’t had to do anything to them. Wish we could offer some screening advice but we’ve never done it! Good luck!
-John
Liv says
How is your house selling going? Are many people stopping by to view? Curious about the market back there – I’m from Seattle, WA.
YoungHouseLove says
So far so good! We have had the house officially for sale for around 10 days and have had two showings so far (one that seems very promising). We don’t want to count our chickens or anything, but we’ll keep you posted!
xo,
s
Laura says
Hi Sherry,
Actually, the new baseboard heaters are the same efficiency as the old ones…they are both nearly 100% efficient (i.e 98% or so). HOWEVER, this is actually really low efficiency overall for heating. Heatpumps can be 600% efficient and are usually at least 200% efficient. And gas heating, while less than 100% efficient, is actually way better overall because the cost of gas is about half that of electricity and natural gas is a lot cleaner with a lower carbon footprint than east-coast electricity (which mostly comes from burning coal). I work for a utility in energy efficiency and we are actively trying to encourage customers to get rid of baseboard heating (or never install it in the first place).
YoungHouseLove says
Thanks for the info! Unfortunately it was the only option in our price range and our time frame – but we do love that it won’t be running all the time by any means. In fact it can be kept off all the time if the new owners don’t have a need to heat that room. We can totally see how you wouldn’t recommend that people use them to hear their entire house on a daily basis! Thanks for sharing.
xo,
s
Emily @ The Happy Home says
this is awesome! and for only $250, that’s one heck of an ROI.
Carrie says
The previous owners installed baseboard heating in our sunroom, and it’s wonderful! It works like a charm even in the middle of winter here in PA. We use that room as our playroom, so we are all toasty in there… no chilly toes!
Monica says
I didn’t even know that, but that’s amazing!
Darla Bennett says
Niiice! That’s so great! I know this is an old post.., but I just came across it. What a great idea.
ellie says
Hello- I am in Richmond to and am looking to do this in a finished closet space. Would you be able to send me the name of your electrician? And while you are at it if you have a recommendation for a plumber that would be great.
Thanks so much!
Ellie
YoungHouseLove says
We have had a good experience with Robinson Plumbing and Sean Ryan electric (if you search those with the word Richmond they should both pop up on google). Hope it helps!
xo
s