Sunrooms & Balcony Glazing Seattle
Built and installed by Star Construction WA — Washington State Licensed Contractor #STARCCW791L5, bonded and insured. Authorized Lumon dealer for the Seattle metro.
Custom Sunrooms and Lumon Balcony Glazing for Seattle Homes and Businesses
Residential and commercial installations across Seattle, Bellevue, Mercer Island, Everett, Renton and surrounding King County.
Star Construction WA designs and installs custom sunrooms and Lumon balcony enclosures for homeowners, condo boards, restaurants and hotels across the Seattle area. Our work uses Lumon’s frameless retractable glass system, the same technology you’ll find on thousands of balconies across Canada and Northern Europe, engineered to handle the wet Pacific Northwest climate without trapping moisture.
For residential customers, that usually means closing in a deck so you can use it through the rainy months without losing the view, or turning a covered patio into a three-season room that stays usable well past summer. For commercial customers — restaurants extending outdoor seating, multi-family buildings retrofitting balconies, hospitality properties protecting guest spaces — the same system gives you weather protection and noise reduction without the visual weight of traditional aluminum framing.
We’re a Seattle-based licensed contractor (Washington L&I bonded, insured), we handle permits, and we do free in-home or on-site consultations from Bellevue to Mill Creek. Most projects are quoted in under a week.
OUR PARTNER
Brighten Up Your Home with a Custom Sunroom
Bring warmth and light into your home with a cozy sunroom designed for relaxing, entertaining, and enjoying natural light—even on gray days. With thoughtful design and quality materials, it becomes a seamless extension of your living space.
Three-Season Lumon Sunrooms
Lumon’s frameless retractable glass turns a deck or patio into a comfortable space you can use most of the year. Slide the panels fully open in summer for an open-air feel, close them in fall and spring to keep rain and wind out. Single-pane tempered safety glass, with intentional 2 to 3 mm ventilation gaps between panels so the space doesn’t trap moisture.
REQUEST A FREE QUOTEUsing Your Room in Winter
These are designed as three-season rooms, but Seattle winters are mild enough that most of our customers keep using the space well into the cold months. A small patio heater or electric fireplace handles the coldest weeks. Lumon themselves suggest an infrared heater or a thermal rug if you want to push it further. Don’t expect indoor temperatures in January without a heat source, but you’ll get a lot more usable months than a screened porch gives you.
REQUEST A FREE QUOTEResidential Sunrooms and Balcony Enclosures Across Greater Seattle
Most of our residential work falls into one of three shapes. A deck enclosure where the homeowner wants to keep the view but stop losing the space for six months of the year. A full sunroom addition off the back of a house, often replacing a screened porch. Or a condo balcony glazed in with Lumon’s retractable panels so the unit gains usable square footage that doesn’t count against most HOA setback rules (we’ll check yours).
The build is straightforward but the design decisions aren’t, and that’s where we spend most of the first consultation. You’ll want different glazing for a south-facing Mercer Island lot than for a north-facing Ballard one. A Bellevue project with a hot tub needs different ventilation than a Renton three-season room. We sit down with you, look at the orientation, and pick the panel configuration that matches how you actually plan to use the room.
- 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 Seattle Businesses
Commercial projects are where the Lumon system really earns its keep. Restaurants in Capitol Hill and Belltown have used it to keep outdoor seating profitable nine months longer per year. Hotels in Bellevue have retrofitted whole guest-room balcony stacks in a single off-season. Multi-family buildings around Renton and Lynnwood use it to upgrade existing balconies without disrupting tenants, because the panels install from inside the rail.
We handle the permit work, the L&I paperwork, and we coordinate with your property manager or general contractor. Most commercial installs we’ve done in the last two years have been phased — a few units at a time, on a schedule the building can actually 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
Why We Install Lumon Glass Systems
Lumon is a Finnish company that’s been making retractable balcony glass since 1978 — over 45 years of refining the same system. They have more than one million installations worldwide, with a strong presence across Canada and Northern Europe in climates as wet or wetter than Seattle. That matters because Pacific Northwest moisture is the single biggest reason cheaper enclosure systems fail. The trapped condensation rots out the framing within a decade. The Lumon panels are frameless on three sides and slide open in seconds, so the space ventilates the way a screened porch does, but with full weather protection when closed.
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 Seattle and surrounding municipality submissions. For condos we put together the package for your 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.
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.
Outside the city? We also install sunrooms and Lumon balcony glazing in Issaquah and Sammamish.
Areas We Cover
RENTON
ISSAQUAH
SAMMAMISH
NORTH CREEK
REDMOND
KIRKLAND
WOODINVILLE
MILL CREEK
Surrounding Area
What Star Construction WA Customers Say
Recent Residential Projects
Recent Commercial Projects
Frequently Asked Questions About Sunrooms and Balcony Glazing in Seattle
How much does a Lumon balcony enclosure cost in Seattle?
Most residential balcony jobs in our service area land between $12,000 and $28,000, depending on the linear footage of glass, how the corners are handled, and whether we’re touching the existing railing. Sunroom additions are a different scope and usually start around $45,000. We give you a written, itemized quote — no “starting at” pricing.
Do I need a permit to enclose my balcony or build a sunroom?
In Seattle and Bellevue, yes for any sunroom addition. Most balcony enclosures on existing decks don’t need a permit because we’re not changing the structure, but we always check with the local jurisdiction before quoting. For condos, you’ll need HOA approval first; we’ll help with the submission package.
Will a sunroom add value to my home?
Usually yes, but how it shows up on an appraisal depends on whether the space counts as conditioned square footage. A Lumon enclosure typically adds value as an amenity rather than appraisable living space, because the panels are single-pane and the system is intentionally ventilated. If you specifically need appraisable square footage added to the house, that’s a different kind of build — bring it up at the consultation and we’ll walk you through the options.
How does Lumon glass hold up in Seattle rain?
The system is engineered for wet climates — Finland, Norway, coastal Canada. Water drains out through gaps at the bottom of each panel, condensation ventilates naturally, and the panels themselves are tempered safety glass. We’ve had installs out for 8+ years in Bellingham and Tacoma with no moisture issues.
Can you enclose a commercial restaurant patio?
Yes — restaurant patios are one of our most common commercial jobs. We handle the King County health department coordination if you’re enclosing space where food is served, and we can integrate heating, ventilation, and emergency egress requirements into the design.
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 Seattle?
Our regular service area is King and Snohomish counties — Seattle, Bellevue, Mercer Island, Renton, Kirkland, Redmond, Bothell, Lynnwood, Everett, Mill Creek and the surrounding cities. For projects in Tacoma, Bellingham or Olympia we’ll come out, but expect a small travel charge in the quote.