What should buyers check before buying a Markham home with a sunroom?Start by finding out what kind of room it is. A three-season room is not built for winter heat; a true four-season room has insulation, proper glazing, a foundation and heating. Markham lists sunrooms and solariums among work that needs a building permit, so ask for the permit and final inspection. Then check for leaks, condensation and comfort in both summer and winter before you count it as living space.
A bright room off the kitchen, with a view of the garden through the winter, is one of the features buyers remember after a day of showings. It can also be one of the most misunderstood.
Michael John Lau, a REALTOR® with the Kaizen Real Estate Team, one of the most active real estate teams in Markham and York Region, helps buyers tell a well-built four-season room apart from an enclosed deck with nice windows.
Three-season vs. four-season
| Feature | Three-season room | Four-season room |
|---|---|---|
| Use | Spring to fall | Year-round |
| Insulation and glazing | Limited, often single-pane | Insulated walls and roof, energy-efficient glass |
| Heating | Usually none | Connected to the home or a dedicated source |
| Foundation | Sometimes built on an existing deck | Proper foundation below frost depth |
Permits
The City of Markham lists solariums and sunrooms among work that requires a building permit. Ask the seller for the permit number and final inspection, and have your lawyer check for open permits. An unpermitted room may raise insurance questions and become a buyer concern when you sell.
What to inspect
- Water stains on the ceiling or where the room meets the house
- Fogged glass units, which mean failed seals
- Condensation or frost on windows in cold weather
- Sloping floors or cracks, which can point to a weak foundation
- Heat source and how warm the room stays in January
Found a home with a sunroom?
Michael John Lau can help you check the permit, the build and how the room fits your plans.
Book a buyer consultationSearch Markham homesPrefer to talk? Call the Kaizen Real Estate Team at (647) 370-8885.
Comfort through the year
Glass rooms can be hot in July and cold in February. South and west exposures get the most heat. Blinds, ventilation and a good heat source make the difference between a room you use daily and one you close off.
How it affects value
A permitted, well-built four-season room can add useful living space and appeal. A three-season room adds lifestyle but is often valued more like a covered deck. Compare homes on above-grade living space first, then treat the sunroom as a bonus. Ultimately, the decision is yours. The goal is to make sure you have all the information before you offer.
A great sunroom is used all year. Make sure the one you buy can be. Call the Kaizen Real Estate Team at (647) 370-8885 or book a consultation.
Frequently asked questions
Do sunrooms need a permit in Markham?
Yes. The City of Markham lists sunrooms and solariums among work that needs a building permit.
What is the difference between a three-season and four-season room?
A four-season room is insulated, heated and built on a proper foundation for year-round use.
Does a sunroom count as living space?
A permitted four-season room may. A three-season room usually does not.
What are signs of a poorly built sunroom?
Leaks, fogged glass, condensation, sloping floors and a cold room in winter.
Can I convert a three-season room to four seasons?
Often, with insulation, new glazing, heating and possibly foundation work, all under a permit.
Does a sunroom add value?
A well-built, permitted four-season room can. A three-season room adds less.
Michael John Lau and Neeraj Moolchandani are licensed REALTORS® with the Kaizen Real Estate Team, eXp Realty, Brokerage, 9763 Markham Rd, Markham, ON L6E 1A4. Licence #4784577. Call (647) 370-8885. Permit requirements are from the City of Markham Decks, Construction and Permits page. Construction points are general guidance. Confirm requirements with the City of Markham Building Standards. This article is general information only and is not financial, legal or tax advice. Not intended to solicit buyers or sellers currently under contract with another brokerage.
