Sunrooms and Balcony Glazing in Redmond, WA
Built and installed by Star Construction WA. Washington State Licensed Contractor #STARCCW791L5, bonded and insured. Authorized Lumon dealer serving Redmond and the greater Eastside.
Custom Sunrooms and Lumon Balcony Glazing for Redmond Homes and Businesses
Residential and commercial installations in Redmond, Education Hill, Grass Lawn, Overlake and the rest of the Eastside.
We design and install custom sunrooms and Lumon balcony enclosures for Redmond homeowners, HOA boards, tech-campus restaurants and hospitality properties on the Eastside. Every job uses Lumon’s frameless retractable glass system, the same kit that’s been holding up on more than a million balconies across Canada and Northern Europe. That track record matters in Redmond because our shoulder seasons run wet and our summers run dry, and the system has to handle both without trapping condensation in the framing.
For Redmond homeowners that usually means closing in a deck off the back of the house so it stops being unusable from October to May, or turning a covered patio into a three-season room that stays comfortable into November. For commercial work in Overlake, Marymoor and downtown Redmond, the same panels extend outdoor seating, cut the noise off 520 or Avondale, and give multi-family buildings a balcony upgrade tenants actually notice.
Star Construction WA is a Washington L&I bonded and insured contractor. We pull the City of Redmond permits ourselves, we handle the HOA paperwork for condo and townhouse boards, and we run free in-home consultations anywhere from Redmond Ridge down to the 520 corridor. Most quotes go out within five business days of the site visit.
OUR PARTNER
Brighten Up Your Home with a Custom Sunroom
The grey months are the whole reason most Redmond homeowners call us. A sunroom puts a glass envelope around your deck or patio so you can sit out there on a 42-degree drizzly Saturday in February and still see the yard. Run a small heater in the corner and it stays comfortable. Slide the panels back in July and it’s the deck again. That’s the trade you get with Lumon that you don’t get with a screened porch or a fixed glass addition.
Three-Season Lumon Sunrooms
Lumon’s frameless retractable glass turns a Redmond deck or patio into something usable nine to ten months a year. In summer the panels slide all the way to one side and stack tight, so the space reads as an open deck. In fall and spring they close into a continuous glass wall that keeps the rain off. The glass is single-pane tempered, and the panels sit with 2 to 3 mm gaps so air still moves through the space. That matters here — sealed enclosures trap Pacific Northwest moisture and the framing rots out in under ten years. Lumon doesn’t have that problem.
REQUEST A FREE QUOTEUsing Your Room in Winter
These are sold as three-season rooms, but Redmond winters aren’t harsh enough to enforce that limit. Most of our customers keep using the space through December and January with a small infrared patio heater or an electric fireplace in the corner. Lumon’s own guidance is the same: infrared heat plus a thermal rug under the seating area handles the coldest weeks. You won’t get indoor temperatures in January without dropping in real climate control, but you’ll get four to six more usable months a year than a screened porch gives you.
REQUEST A FREE QUOTEResidential Sunrooms and Balcony Enclosures in Redmond
Three jobs cover most of what we install in Redmond. The first is a deck enclosure — homeowner has a view of the yard or the woods, wants to keep it, and is tired of losing the deck for half the year. The second is a full sunroom addition off the back of a house, usually replacing a screened porch that’s past its life. The third is a condo or townhouse balcony glazed in with Lumon retractable panels, which adds usable square footage that doesn’t usually count against HOA setback rules. We’ll read your HOA documents before we quote.
The construction is straightforward. The design decisions aren’t, and that’s where the first consultation goes. A south-facing lot up on Education Hill needs different glazing than a north-facing one tucked into Grass Lawn under tree cover. A Redmond Ridge job with a hot tub needs more ventilation than a sunroom off a kitchen in Idylwood. We sit down on-site, look at the orientation, talk through how you’ll actually use the room, and pick the panel configuration from there.
- Deck enclosures and glass deck systems for existing decks
- Patio glazing and patio enclosures for covered and uncovered patios
- Porch enclosures and screened-porch conversions
- Custom three-season sunroom additions using Lumon glass
- Lumon balcony glass for single-family homes and townhouses
- Outdoor glass enclosures around hot tubs and pool decks
Commercial Balcony Glazing and Glass Enclosures for Redmond Businesses
Commercial is where the Lumon system pays for itself fastest. Restaurants in Redmond Town Center and along Cleveland Street use it to keep patio seating open and heated through the shoulder seasons. Hotels and short-term rentals near Microsoft and the 520 corridor have retrofitted full balcony stacks during slow weeks. Multi-family buildings in Overlake and Bear Creek use it to upgrade existing balconies without displacing tenants, because the panels install from inside the rail.
We pull the City of Redmond permits, we handle the L&I paperwork, and we coordinate directly with your property manager or general contractor. The commercial installs we’ve run in the last two years have almost all been phased — a few units at a time, on a schedule the building can live with.
- Restaurant and café patio enclosures, including heated and ventilated configurations
- Hotel and short-term-rental balcony glazing for guest comfort and noise reduction
- Multi-family residential retrofits — phased installations across whole buildings
- Office and co-working terraces converted to year-round meeting space
- Retail storefronts and entrance vestibules with retractable glass walls
- Senior living and healthcare facilities — accessible, low-maintenance outdoor space
- Redmond Town Center and Cleveland Street restaurant patio enclosures with heating and ventilation
Why We Install Lumon Glass Systems
Lumon is a Finnish company. They’ve been building retractable balcony glass since 1978 — more than 45 years on the same system, refined every cycle. There are over a million Lumon installations worldwide, with most of that concentrated in Canada and Northern Europe in climates as wet or wetter than Redmond. The reason that matters: Pacific Northwest moisture is the number one killer of cheaper enclosure systems. The framing on a sealed aluminum box traps condensation and rots out inside a decade. Lumon panels are frameless on three sides and slide open in seconds, so the space ventilates like a screened porch but seals like a sunroom when you close it.
What to Expect From Quote to Finished Install
- Free consultation. We come to your home, restaurant, or building. Usually 45 minutes. We measure the opening, talk through how you actually use the space, and check for anything weird with the structure or the HOA rules.
- Written quote within 5 business days. Itemized — panels, framing, labor, permits, electrical if needed. No verbal estimates that change later.
- Permits and HOA approval if required. We handle the City of Redmond submissions, and for condos and townhouses we put together the package for your HOA or strata board.
- Manufacturing. Lumon panels are made to the exact measurements of your opening, so production is usually 4 to 6 weeks.
- Install. Most residential balconies are one day. Sunrooms run 3 to 5 days. Commercial phased installs are scheduled around your operating hours.
- Walkthrough and warranty paperwork. You get the Lumon factory warranty plus our workmanship warranty. We register both at the end of the job.
Our home base for this page is Redmond, but we install sunrooms and Lumon balcony glazing throughout King and Snohomish counties. Click any of the cities below to see local project examples, or call (206) 600-2225 for areas not listed.
Areas We Cover
RENTON
ISSAQUAH
SAMMAMISH
NORTH CREEK
REDMOND
KIRKLAND
WOODINVILLE
MILL CREEK
Surrounding Area
What Star Construction Customers Say
Recent Residential Projects
Recent Commercial Projects
Frequently Asked Questions About Sunrooms and Balcony Glazing in Redmond
How much does a Lumon balcony enclosure cost in Redmond, WA?
Most residential balcony jobs in Redmond land between $12,000 and $28,000. The variables that move the number are the linear footage of glass, how the corners are handled, and whether we’re replacing or working with the existing railing. Sunroom additions are a bigger scope and typically start around $45,000. Every quote is written and itemized. No “starting at” pricing.
Do I need a permit to enclose my balcony or build a sunroom?
In Redmond, any sunroom addition needs a permit through the City of Redmond Planning and Community Development department. Most balcony enclosures on existing decks don’t require one because we’re not changing the structure, but we confirm with the city before we quote. Condo and townhouse jobs need HOA or strata approval first, and we’ll help assemble the submission package.
Will a sunroom add value to my home?
Usually yes. How it shows up on a Redmond appraisal depends on whether the space counts as conditioned living square footage. A Lumon enclosure normally adds value as an amenity — appraisers in this market treat it like a high-end deck upgrade rather than added interior floor area, because the panels are single-pane and the system ventilates by design. If you specifically need appraisable square footage added, that’s a different kind of build. Bring it up at the consultation and we’ll walk through the options.
How does Lumon glass hold up in Redmond weather?
The system was engineered for wet climates — Finland, Norway, coastal British Columbia. Water drains out through gaps at the bottom of each panel, condensation ventilates through the 2-3mm gaps between panels, and the glass itself is tempered safety glass rated for the wind loads we see east of Lake Washington. We’ve had Redmond and broader Eastside installs out for eight-plus years with no moisture issues in the framing.
Can you enclose a commercial restaurant patio?
Yes. Restaurant patios are one of our most common commercial jobs in Redmond. We handle the King County Public Health coordination when food is served in the enclosed space, and we design heating, ventilation and emergency egress into the build so it passes the first inspection.
How long does installation take?
A single residential balcony usually takes one day on-site once the panels are manufactured. A full sunroom is typically 3 to 5 working days. Commercial phased installs are scheduled to your operating hours — restaurants we usually work overnight or during the slow season.
What’s the warranty?
Lumon’s factory warranty covers materials for 5 years, with guaranteed spare-part availability for 10 years and functional and safety components available for 20. Our workmanship warranty covers the installation labor for 2 years. Both warranties are registered at the end of the install and the paperwork is yours.
Do you serve areas outside Redmond?
Yes. Our regular service area is King and Snohomish counties — Redmond, Kirkland, Bellevue, Sammamish, Issaquah, Woodinville, Bothell, Kenmore, Mercer Island, Renton, Lynnwood, Everett and Mill Creek. For projects in Tacoma, Bellingham or Olympia we’ll come out, but there will be a small travel line in the quote.