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Old 11-12-2013, 07:57 AM   #16
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Ideas on how we can fix our enclosed patio/sunroom?


A simple rain gutter would make a big difference.
Seems strange they used insulation in that tiny knee wall but did nothing on the ceiling where you would get far more heating and cooling lost.

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Old 11-12-2013, 07:59 AM   #17
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Ideas on how we can fix our enclosed patio/sunroom?


Dag gone guys there must be thousands of rooms like that in Fla. they are called Fla. rooms or lanais (probably spelled wrong) Some are screened in some have windows some are framed in old carports. Very few are heated in any way, they are on a pretty thin slab.
Now if I remember right the OP was in Ca. out there the loss of over 200sf of space would be a big loss financially. Since most of the problems seem cosmetic I would not tear it down. Stop the water, then fix the other stuff. Since this is a pretty small job try calling a few smaller contractors.
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Old 11-12-2013, 08:04 AM   #18
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Ideas on how we can fix our enclosed patio/sunroom?


I second the notion of using tile. Then just use area rugs and doormats. That way you never worry about floor moisture again. Likewise, using non-wood materials to replace the beadboard. I'd be inclined to remove the plastic windows, but wonder if they're adding structural rigidity to the 'wall'. Given your climate, and the style of the rest of the windows, I'm not sure insulation in there would matter much.

If you want the floor warmer then consider adding electric heat into the thinset underneath the tile. They make all kinds, and most have a timer and/or thermostat option so you don't waste electric heating it when it's not needed.

Given it was all once windows down below, I shudder to think how that electrical outlet was set up. Is it actually in a wall or just somehow patched into the hidden windows?
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Old 11-12-2013, 12:45 PM   #19
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Ideas on how we can fix our enclosed patio/sunroom?


Initially we had discussed sanding the concrete to flat and then painting the floor with porch enamel from Sherwin-Williams. Then we went and picked out the vinyl plank flooring - which it looks like we will be returning. I like the idea of tile, but it will be a professional install and I'm not sure how much to expect to pay for a 240SF room. If it's out of the budget we could go back to the paint + sealant idea, but that will affect our ability to tile it over in the future.

We pulled down the rest of the paneling. The outlet is not directly in a plexi pane. It's in one of the corner supports of the room. I can't see any wires so it either goes under the patio or above it.

I'm thinking a big part of this will be accepting a different use for the room. It's not an indoor room and can't be treated like one. So we will need to take that into account when we decide how it will function now.
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Old 11-12-2013, 01:22 PM   #20
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Ideas on how we can fix our enclosed patio/sunroom?


Tile is well within the range of DIY skills. It's really not terribly difficult. Just don't pick kinds of tiles that are harder than others. Like uneven natural stones, large format sizes or mosaics. Garden variety 12" squares are pretty easy to put down. I'd venture it's easier to put down on an uneven floor than vinyl would be.

Even if you put heat under it, that's also not very hard to do either.

Good for you the electric isn't one glaringly obvious problem also.
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Old 11-12-2013, 07:42 PM   #21
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Ideas on how we can fix our enclosed patio/sunroom?


I met with a contractor this afternoon. This is what he is suggesting:

At a minimum:
Install French drains along the perimeter of the patio at least 12-24 inches down with a water barrier. Also cut back on water usage on that part of the lawn.

Clean everything in the room with bleach.

Install L metal under the second to bottom flap of siding and seal with Sikaflex (sp?).

Use a layer of cheap sheet vinyl flooring from the hardware store as a vapor barrier on top of the concrete. Make sure it goes up the edge of the walls a few inches. Do another form of flooring on top of that.

If we wanted to really invest in the room to make it more functional as a living space:
Replace plexi windows with glass.

Remove bottom and top plexi panels and drywall it in.

Remove all of the siding and back it with paper and proper insulation before reattaching.

Feedback?
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Old 11-12-2013, 09:30 PM   #22
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Ideas on how we can fix our enclosed patio/sunroom?


Quote:
Originally Posted by mamamea33 View Post
I met with a contractor this afternoon. This is what he is suggesting:

At a minimum:
Install French drains along the perimeter of the patio at least 12-24 inches down with a water barrier. Also cut back on water usage on that part of the lawn.

Clean everything in the room with bleach.

Install L metal under the second to bottom flap of siding and seal with Sikaflex (sp?).

Use a layer of cheap sheet vinyl flooring from the hardware store as a vapor barrier on top of the concrete. Make sure it goes up the edge of the walls a few inches. Do another form of flooring on top of that.

If we wanted to really invest in the room to make it more functional as a living space:
Replace plexi windows with glass.

Remove bottom and top plexi panels and drywall it in.

Remove all of the siding and back it with paper and proper insulation before reattaching.

Feedback?
I think french drains in this area would be a waste. I think gutters and down spouts would be better and a whole lot cheaper.
Bleach will NOT kill mold if that is his purpose.
The sheet vinyl is a bad idea as any moisture in the concrete will become a breeding ground for mold
My suggestion for the windows might be as long as you are going to all this expense and work, frame your window openings for a standard size window then cut your plexiglass to fit, then when you do change out your windows it will be a simple change out
This room must be water tight to use drywall, Even then I would use green board..
If he plans on pretty much going to gut the inside why can't he insulate from the inside
I guess to me it doesn't sound like a real good plan. Others will be along with different opinions and they may be better so keep an open mind. Remember you are there we are not our ideas and opinions are based only on pics.
sorry for the double post.
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Old 11-13-2013, 07:17 AM   #23
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Ideas on how we can fix our enclosed patio/sunroom?


I'm surprised no one has mentioned grading yet? Maybe some one has and I missed it?

The grading around the exterior looks pretty flat. That being the case when water gets onto the patio blocks it doesn't clear fast enough, pools and starts seeping in towards the building.

You need to regrade all those patio blocks/bricks away from the building. If you can't regrade with a downward slope then you need to include drainage under them (a few feet of crushed rock).

I would aslo include eves troughs as noted in the above post.
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Old 11-13-2013, 04:55 PM   #24
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Ideas on how we can fix our enclosed patio/sunroom?


I talked to another contractor today. He noted the drainage issues, grading the of the yard, etc. and said the only long-term solution is to deconstruct the room and put it on a slab higher than the surrounding concrete. Alternately, we could spend the money to build a room addition.

We are on a super tight budget (2 young kids, new house, etc.) and there is no way we can manage paying for a large construction job right now. We may just get the room as good as we can and in the meantime save up for renovating in a few years.

That said, if we clean up the mold that is there, do our best to seal up the outside and inside edges, work on the water drainage issues outside, etc. do we stand a chance of having a room we can live with for a while? Not treating it so much like a sunroom but more like an screened porch, expecting some water may get in? And in this instance, what kind of flooring would you do as a semi-temporary measure? We don't want to spend the money on tile if the room may not be staying, so would you recommend just painting the concrete and throwing down some outdoor rugs?

I really appreciate all the help that has been given so far. This has been a much, much bigger headache than we expected.
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Old 11-13-2013, 05:01 PM   #25
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Ideas on how we can fix our enclosed patio/sunroom?


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Originally Posted by ThatDaveGuy View Post
From the looks of it the fiberglass serves no purpose other than to muffle the plexiglass bass drum hollows, I'd lose that and look for an option that let that space breathe to avoid future moisture/mold issues.

Maybe something along these lines on the pad......



Give you a break between the concrete moisture and flooring (which needs to be something that will stand the conditions).

If at all possible, the one addition/ modification I would think about would be more overhang, just to move rain out further from the base of the walls.

You will never turn this into completely weather-tight space without rebuilding the whole thing, you need to modify it so water getting in gets back out and does no damage along the way.
I needed to Google this brand - had never heard of it. It looks like we would need to level out the floor first, then install? I'm not sure it's worth the expense if the other issues can't be fixed long-term.
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Old 11-13-2013, 05:24 PM   #26
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Ideas on how we can fix our enclosed patio/sunroom?


Quote:
Originally Posted by mamamea33 View Post
I talked to another contractor today. He noted the drainage issues, grading the of the yard, etc. and said the only long-term solution is to deconstruct the room and put it on a slab higher than the surrounding concrete. Alternately, we could spend the money to build a room addition.
.
Nah. I don't buy that at all. I've seen this before. If you can't create a downward grade then crushed rock is your next best friend. You will have to (temporarily) remove all the block around the room, dig down about 2 feet all the way around, and then backfill with crushed rock then replace your blocks (or not if you wish). Not extremely expensive, but a bit labor intensive. The whole idea here is to give the water another place to go before it gets the chance to enter. And again, eves troughs would go a long way to controlling the water before it even gets a chance to soak its way through the crushed rock.

Bear in mind that this won't waterproof your room, but with the proper drainage waterproofing becomes a non issue.
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Old 11-14-2013, 07:52 AM   #27
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Ideas on how we can fix our enclosed patio/sunroom?


Quote:
Originally Posted by mamamea33 View Post
I needed to Google this brand - had never heard of it. It looks like we would need to level out the floor first, then install? I'm not sure it's worth the expense if the other issues can't be fixed long-term.
I only mentioned that because it was something I have actually seen used, HD carries it.......

http://www.homedepot.com/p/DRIcore-7...7#.UoTFROLAY4g

You can look at it in person instead of just trying to figure it out on the interwebz. A buddy used it in a basement, the rubber bottom layer is ribbed to allow enough air to circulate and keep it dry, and it's T&G so laying it was comparable to building w/ Legos in difficulty.

As others have mentioned, water is THE issue, but from the looks of it not so much flooding as periodic seeping and condensation/ water retention concerns. I get the tight budget aspect and how that can dictate most decisions but better to do it incrementally as affordable and make each stage sound and in step with the following, then to go for a cheap patch that fails and needs to be redone next year.
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Old 11-15-2013, 02:00 AM   #28
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Ideas on how we can fix our enclosed patio/sunroom?


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Originally Posted by Bob Sanders View Post
Nah. I don't buy that at all. I've seen this before. If you can't create a downward grade then crushed rock is your next best friend. You will have to (temporarily) remove all the block around the room, dig down about 2 feet all the way around, and then backfill with crushed rock then replace your blocks (or not if you wish). Not extremely expensive, but a bit labor intensive. The whole idea here is to give the water another place to go before it gets the chance to enter. And again, eves troughs would go a long way to controlling the water before it even gets a chance to soak its way through the crushed rock.

Bear in mind that this won't waterproof your room, but with the proper drainage waterproofing becomes a non issue.
The brick is on the two short ends of the patio, but not the long end - that's all concrete. And we did see some evidence of prior water infiltration there as well.

My husband mentioned that the owner was installing new gutters prior to our closing and we're wondering what to expect when we start getting rain. It's so hard to anticipate and we had no knowledge of what was causing the prior moisture (rain, sprinklers) because it was hidden under layers. I think when we start getting rain we will be able to identify more trouble spots and go beyond what we can do now (90 degrees today!).

Quote:
Originally Posted by ThatDaveGuy View Post
I only mentioned that because it was something I have actually seen used, HD carries it.......

http://www.homedepot.com/p/DRIcore-7...7#.UoTFROLAY4g

You can look at it in person instead of just trying to figure it out on the interwebz. A buddy used it in a basement, the rubber bottom layer is ribbed to allow enough air to circulate and keep it dry, and it's T&G so laying it was comparable to building w/ Legos in difficulty.

As others have mentioned, water is THE issue, but from the looks of it not so much flooding as periodic seeping and condensation/ water retention concerns. I get the tight budget aspect and how that can dictate most decisions but better to do it incrementally as affordable and make each stage sound and in step with the following, then to go for a cheap patch that fails and needs to be redone next year.
Thanks. We are going to check out DRIcore this weekend. I did the calculator and it looks like it would be a little over $500 for the room, plus the flooring we use... It's not out of the question.

Still wondering if anyone has any feedback on painting the floor instead? Our only concern with that method is getting it smooth enough in the first place.

We are eager to get this room back in working order. Need to get started on sealing everything up and painting the ceiling before we go further... We did spray everything with Mold Armor yesterday and the musty smell is gone, along with the stains.
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Old 11-15-2013, 02:06 AM   #29
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Ideas on how we can fix our enclosed patio/sunroom?


And also back to tiling - the contractor said tiling was a no-go as we would see them "popping up" as soon as there was any moisture underneath. True?
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Old 11-15-2013, 02:10 AM   #30
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Ideas on how we can fix our enclosed patio/sunroom?


Also, there's a row of bricks going down the center of the floor inside the room. Does it make sense to somehow remove these and fill with concrete? It's part of our concern with any flooring that requires a flat surface.

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