Saturday, November 8, 2025
Q. I’m confused about what to call my addition. I want to put in a double dormer, and it seems clear to people I talk to, but two building department inspectors and two architects have corrected me as to what I want to do. Can you explain to me if there is a difference? I also have something on my plan that says “patio,” but I’m being told it’s not just a patio, but actually a screened room on my back patio. Again, does this matter?
A. Officially, it matters. Correct descriptions are important for legal reasons, and there should be no confusion when it comes to legal descriptions, because it affects whether you will have a problem with having to file for something over again in the future, or even your taxes and insurance. For example, let’s say that your old survey describes the screen room as a patio. Some surveyors, many years ago, would refer to a screened room as a patio because that was a common sales term. Unfortunately, it implies a hard ground surface material and not an actual building, causing some homeowners to spend money reapplying for a permit for an already approved screened room because the records didn’t reflect what was actually there.
Building Department records are sometimes very sketchy, literally, since it used to be a much less formal process, and simple sketches were accepted. They probably thought they were doing homeowners a favor, but in recent years the whole informal attitude changed, and now, with the strictness of officials, there is little or no proof of the structure, and the descriptive word doesn’t match what’s there, even though that screened room may always have been there.
The same is possible for a “double dormer,” or just “dormer.” People often call to request to “dormer” their house. Architects, in the interest of understanding what the caller really wants, have to then ask whether the person wants an outcropping room, extending sideways through their roof, or a new second-floor addition with a higher, newly constructed structure. Even on something like a half second floor, often referred to as a Cape Cod, where only the center of the second floor is tall enough to stand in, the roof and walls are going to be removed and the “dormer” is really a second floor.
I interpret that the misnaming is really intended to make the whole scope of work sound simpler and, hence, cheaper to build. Of course, it isn’t cheaper to build, and the misleading oversimplification can set the homeowner up for disappointment or stress when the construction cost comes in for the seemingly simpler-sounding dormer.
So, for many reasons, the description matters. Insurance companies charge more when they finally realize what they’re insuring, as well. In modern times, you may be trapped into doing something all over again that was already approved. Decks aren’t porches (and cellars aren’t basements, either). Good luck!
© 2025 Monte Leeper. Readers are encouraged to send questions to yourhousedr@aol.com, with “Herald question” in the subject line, or to Herald Homes, 2 Endo Blvd., Garden City, NY 11530, Attn: Monte Leeper, architect.
