DEAR TIM: My husband and I live in the Denver suburbs. We just bought a new house. In the back it has a 10 x 10 ft. concrete slab as the patio. We want to build a screened patio. We don't know where to begin. We called the building department in our county. They won't come to our house to help us determine what we can and can't do regarding city codes. Do we call an architect? A contractor? If so, how do we find someone to help determine what we can do structurally and help with the design. It is a Frank Lloyd Wright style house with stone. We want to make the patio consistent with that look. We also considered a structure separate from the house but again we just don't know where to start. Any advice would be appreciated. Laura J., Denver, CO

DEAR LAURA: Most building departments will do what you asked, but you went about it the wrong way. You need to draw up a plan of the porch and submit it to them in writing. The government officials then make sure the proposed plan does not violate zoning codes and meets the minimum requirements of the building code. If you pass these two steps, you get a building permit.

Based upon this, you can see that you need plans. But it gets a little complicated. I have seen people spend thousands of dollars on plans only to discover they can't even build what was planned! In one particular case an inexperienced architect took the commission, drew the plans and submitted them only to discover the project violated the zoning code. The owner could not get a variance and the project was never built. But the architect collected his fees.

I would make a visit to the county zoning office and talk with the officials there. See if your proposed screened porch is permissible and meets all side and rear yard setbacks and every other aspect of the zoning code. If they do tell you that you may need a variance, ask what the likelihood of approval might be. If it is low, you may want to put the brakes on the project now.

If you discover the screened porch doesn't violate the zoning, now it is time to call in an architect. Be sure you find one that specializes in residential architecture and find one that can show you at least two or three screened porch plans she or he has drawn for other clients. You do not want to be a lab rat and be the first screened porch client if at all possible. It would really be fantastic if this architect could prove to you that she/ he is familiar with drawing addition plans that match existing architecture. You do not want to add a porch that will detract from your current Frank Lloyd Wright home.

Take your time looking for the right architect. It will payoff in the long run. But make sure you know for a fact the size of the finished room will suit your needs. Go put all of the furniture you plan to use on the patio. If it fits and you are comfortable, this is great. But if the spacing is too tight, the porch may have to be expanded.

Creating a porch of your dreams requires an understanding of the elements, both in construction and climate. Better Homes and Gardens Porches and Sunrooms is a wonderful book to help you decide and plan a porch or sunroom that is right for you. In this book, you will find chapters evaluating and exploring your options, creating elements of style - porches and /or sunrooms, planning, and the basics of building. There is even a chapter on building ... talking you through the process point by point, including tips for choosing and working with building professionals.

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Comments: Welcome! I, Tim Carter, don't answer questions here. If you post a question here in the Comments Area, perhaps another visitor will help you. You need to go to the Ask Tim page if you want a question answered. Once there, look closely at how many weeks behind we are. Please be patient as you use this free service. If you have an emergency and need to talk to me, there is an option there for you. john 10 Apr 2008, 14:08 Hello, first ty for all the good plans and things you bring to the site. Me and my wife want to build a nice porch for our 16x80 single wide trailer house. Ive searched the web and fount this site i believe if this is my best chance to get some help. We would greatly appreciate some ideas and floor plans. This is going to be her birthday present. please respond. Thank you, john AsktheBuilder 13 Apr 2008, 08:59 John, You are welcome. Just use some of my deck and patio-planning columns to determine how big to make the porch. Then read all of my Screened-Porch columns to discover many of my secrets. Laura 17 Apr 2008, 23:44 I am having difficulty finding information for an unusual problem. My house had a addition built on (we believe) in the 70's, a large living room and screened porch. While this nearly doubled the useable area of this old Pennsylvania farmhouse, I have noticed that the screened porch area of the addition has nearly non-existant support of cinder blocks under what appears to be adequate deck framing. I would like to winterize this space and, at the same time, correct the obvious foundation problems. Is this a problem best left to the professionals, or is there a way to create a foundation under an pre-existing raised deck. al walter 02 Aug 2009, 11:34 Hi, We have a home that needs a serious face lift. It is a crackerbox house. The front is 33'long X 24'wide, with a 2-12 pitch. We would love to add a 3 season portch on the front. There are 4 steps into the front of the home. Can you tell me where I can find software or direction on this low of a pitch and the look we may get? We are not diy progect people and anything you would be kind enough to share would be appreciated. sincerely, Al andMary Terry Hearn 11 Feb 2011, 19:05 Hi My Husband and I were looking at a house to buy. since then the house burned to the ground. it has been cleared and the slab is still in place. I am wondering if it is possible to build on the existing foundation and if so what are some things I need to consider if we choose to purchase this property and build      View all comments *Name: Email: Notify me about new comments on this page Hide my email *Text: Security Image: Security Image Text:   Remember, Tim Carter doesn't answer questions here in the comments. You need to go to the Ask Tim page.