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Indoor-Outdoor Family Room Addition

Orinda, California

SCOPE: Two hundred thirty-seven square feet. That’s the new conditioned living space this family room addition brings to the home, extending the living and dining areas out toward the patio. Carey Bros. Design & Build Remodeling built it from the ground up, with a new foundation, framing, insulation, and roof, and then put just as much care into making it look like it was always there. The composite shingle roof ties into the existing roofline, new stucco and trim match the original exterior, and hardwood flooring was woven into the existing floors, finished with matching baseboards and trim.

This addition included a new foundation, framing, roof, insulation, and drywall; a gas fireplace with venting; a painted fireplace wall with built-in cabinetry and custom shelving; a vaulted tongue-and-groove ceiling with decorative beams; new hardwood flooring; a Milgard Ultra Series fiberglass sliding glass door and Andersen 100 Series windows; new electrical, HVAC, and lighting; exterior stucco and trim; a new paver step; and interior and exterior painting. One quiet change happened next door, too: the living room’s old sliding door was replaced with a mulled window unit, keeping that room’s daylight while the new family room takes on the view to the patio.

FEATURES: Beth centered the room on a new gas fireplace and gave it a wall worth looking at: painted V-groove paneling, a wood mantel, a white tile surround, built-in painted cabinetry, and four custom-fabricated painted wood shelves. On a cold evening, that’s where you’ll want to be. Overhead, we vaulted the ceiling, lined it in tongue-and-groove, and added substantial decorative beams designed to match the details already in the house. Andersen 100 Series windows and the Milgard Ultra Series slider pull daylight deep into the room and keep the patio in view. Outside, the crew set a new paver step at the family room door and reused the existing pavers wherever possible rather than hauling them away. Walk out through the slider and back in again, and it’s hard to tell where the old house ends and the new room begins.

Fixture & Finish:

  • 237-square-foot addition with new foundation, framing, insulation, and drywall
  • Hardwood flooring woven into existing floors, with matching baseboards and trim
  • Mulled window unit replacing the existing living room sliding door
  • Composite shingle roofing tied into the existing roof
  • Exterior stucco and trim matched to the existing home
  • New electrical, HVAC, and lighting
  • Interior and exterior painting and finish work

Designer: Beth Soto

Lead Craftsman: Aaron Chandler, CLC

Living room corner with a gold-framed mirror above a spindle bench, pine armoire, and a doorway through to the front room.
Oak dining table and black spindle chairs beneath an iron candle chandelier, kitchen to the left and living room to the right under a white painted beam ceiling.
Dining and living areas seen together, fireplace built-ins at far left and deck doors at right, hickory floors running through.
Dining room looking into the new family room, with sliding doors to the deck at right and the fireplace built-ins visible through the opening.
Close view of the sliding glass door and the Andersen single-hung window beside it, roman shade raised, teak bench and potted plants on the patio outside.
After: the same sightline from living room to dining room, with the ceiling and beams painted white and the new deck doors at the far end.
The fireplace wall seen from the far corner, painted built-ins and fixed shelves either side, vaulted white tongue-and-groove ceiling with 4x6 beams overhead.
Family room with the fire lit and the Milgard slider open to the paver patio, sectional and round wood table in the foreground.
View across the sectional toward the fireplace wall, with the sliding glass door and its curtain at left and a woven basket on a wood bench.
Looking from the family room through the wall-to-wall opening into the dining room and kitchen beyond, vaulted plank ceiling running the length of the addition.
Close view of the sliding glass door and the Andersen single-hung window beside it, roman shade raised, teak bench and potted plants on the patio outside.
Living room with white sofa, leather ottoman, and pine armoire, roman shades filtering light through the window behind.
View toward the kitchen from the dining room, pendants over the sage green island, panel-front refrigerator and glass-front upper cabinet beyond.
View across the sectional toward the fireplace wall, with the sliding glass door and its curtain at left and a woven basket on a wood bench.

Before & After

Before After
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