Client today had impact windows and doors for all openings of the block home. Even the 2 sliding glass doors entering into the sun room are impact glass. The sun room is enclosed with windows and has the typical sun room tin roof which is only attached to the block wall. Sun room windows are older non-impact and there are no shutters. How would you handle this? A or N??
I told them no credit but just wanted to double check with everyone… maybe there is some loophole?
Unless I am misunderstanding what you are saying it sounds protected to me?
If it is an attached to the wall sunroom and roof is not tied in it is like having a shed attached.
How did you come to conclusion it is NOT protected? I ask in case I missed something in the OP.
At least if I am right you will get to give clients GOOD news instead of bad 
If it is not part of the living area then the sun room does not count, if I understand your post. Images would help.
This is one of those gray areas that has never been defined. You may want to push the opening credit as long as the entry doors into the main structure is protected. The Sunroom may not even be covered on the policy…but it is “enclosed” so, it may be questioned by the carrier.
Mike and John are correct - If it’s not living space and the flat roof isn’t tied into the main roof than the Sunroom doesn’t matter - They get full credit for the impact glass.
I’m curious where it is written that enclosed rooms don’t count if not conditioned space. Is this the position of some carriers? Because the 1802 sure doesn’t make that distinction.
I say it is no more than technically a shed type structure. No roof attached to main roof and structure attached to OUTSIDE wall. Seems plain as day to me. I do not care what insurance companies think! Not in the least. I fill out the form from the Office of Insurance REGULATION " not joe smo insurance company" based on MY interpretation of the form because I sign MY name to it. If the insurance companies want to make up their own form and pay me to fill it out based on whatever the hell they want I am fine with that as well. It does not matter where anything is written as it is NOTHING more than someones OPINION.
This sounds like an enclosed patio, just because it is enclosed it does not make is part of the structure. It sounds like he is dealing with lightweight metal construction, by definition it is not structural and may not even be covered on the HO policy. They can usually be ignored by wind mitigation inspectors.
The real issue becomes, if it is living space and now part of the structure than, although not constructed properly it is usually covered on the policy.
Every insurance company may handle it a bit different, especially if there is a claim.
OK, let’s take this a step further - the aforementioned sun room is the only portion of the roof that is non-hip - because it is enclosed the roof is deemed to be non-hip, correct? (given that it is more than 10% of the perimeter)
So, do you include this area for roof shape calculation and not for opening protections?
Agreed
If you want to take the 1802 literally, it also has the words “over unenclosed space” in the exemption. This does not mean “over non-living space”. I agree about not including a lean-to shed up against the wall, but most of these sunrooms are finished out nicely and furnished.
It is finished and furnished, has a wall unit for a/c… but still the sliders are full impact. Usually you see these rooms and the sliders and windows have been removed completely. On the 1802 for opening protection A says “All glazed openings are protected at…”.
Our rule of thumb for opening protection (and roof covers for that matter) are: If the roof is calculated in determining roof shape - then it is considered for all other factors.
Just our approach - It gives us a basis for rationalizing the items for the client and the agent.
Agreed, I also use this to determine inclusion of roof coverings on a 4 Point.
Kevin, how is this porch listed on the Property Appraiser footprint sketch…EPF or OPF/SPF or BAS? Carriers look at that too.
EPU: Enclosed Porch Unfinished - An area of lesser quality than EPF, e.g., aluminum or frame construction, unfinished ceilings (exposed beams), owner built, aluminum pan-type roof, etc.
If needed I would have probably included it in the roof perimeter because of the carpet, couch and wall a/c.
Typically we would consider it a covered lanai. It would not matter to us if it is enclosed or not if there is still separation from the main structure. Now if the windows and doors separating the patio from the home structure have been removed that would be different. Also, in that case you may want to mention that in the home inspection report as well.
A Lanai is defined as an OPEN porch (patio with a roof). This is interesting to me. This line of thinking seems like a carryover from the MSFH days, as I was a storm protection retrofit contractor in that program. Enclosed porches such as a sunroom didn’t matter much if the openings to the main structure were protected. As I said before, this is not defined by the current 1802 or any other paper that I am aware of…any more thoughts?
Protected for current form My 2 cents.
Care to add another penny to that thought? What do you mean, Mike?
