Thank you so very much for your inputs. Except for Monicakm, central AC is rather low on the ranking, which really surprised me. Meeting with contractor to get a realistic price for putting in a dormer on garage attic, before doing the roof. Will make decision on bonus room once I know more about costs. So it seems like it's definitely master bathroom (and master bedroom make over) is next on the project list. I truly do not like the small conventional pre-fab shower stalls, usually 32”x32”. I’m a small person (4’11”) and I feel that is way too small. So I was trying squeeze 10pounds of “wants” into a 5pounds of real estate space. Wanted: - larger shower stall/area - double sink (not that we need it since DH and almost never get ready at the same time, but would be good for resale) - wet area (so I can hose everything down; we used to own a Chinese restaurant and I love being able to hose everything down in the kitchen area) But I have read many many online reviews against small wet-room, how everything gets wet, how you track wet feet in/out of the room, no place to put your clothes, and how many potential buyers would look at the room and would think about how much it would cost to gut the room/renovate it to “fix it”. Well, DH talked me out of the need for double sink, so I get to keep my larger shower. By moving the wall-hung toilet toward the entrance/furthest from the shower, there should be less water/moisture. What do you think of this? - I get my larger shower area: 4’x5’. - The shower floor will be one piece (stone/onyx or solid surface still researching); easier install, no grout/seams, easy to clean. See link for options - A glass wall between the shower and the sink - I don’t want to put another glass wall next to the toilet because I want the toilet area to not feel tight (both areas of my toilets now are pretty snug) - the bedroom is still a decent size 15'x12'. Masterbedroom layout: 2nd floor layout: Would you hate to open the door to seeing this right as you enter? I thought to put the shoes shelves there since the shelvings do not need to be as deep as a wardrobe, so there's more space in the landing area. sink: w32”x20”. I like the lip around so it keeps the water splashing in the sink area, instead of against the grout/wall tile. Yes, my King bed will be in front of 2 windows, and I will do lots of curtains like this: Monicakm: We do put in window air conditioners. Yes, a must have for those crazy humid nights. Yes, I do have to do more research on heat pumps. The HVAC guy who did my radiant floor heating told me about the newer tech ones that goes down to 17degrees (or even lower?). Lotteryticket: Yay on finishing your Mbath. Can you share pictures? I have no clue on the cost yet. Need to find potential bathroom contractors before I set a budget. Our 2-car garage is oversized. With the dormer planned, we would still have 1/3 of the attic for storage. Also have the basement for storage. Weedyacres: I don’t know much about plumbing, but I don’t know how to get plumbing across to put the bathroom on the right side of the room. Where I have the bath planned, it’s a straight shot UP from the basement, through the 1st floor pantry to the masterbedroom. I don’t think we can get the plumbing to cross the hallway from the 2nd floor bathroom (see 2nd picture). LARemodel: My elementary school days were in Pasadena/Glendale area, and I thought most homes have AC, so I was surprised to see your ranking. If we finish the room above the garage, it’ll really be for the kids and their friends/hanging out, and for the additional GLA so it helps when we list the house in the future. Linelle: Yup, just a nice 3rd bathroom so I don’t have to share w/ my future teenagers. Already, my 8yr DD keeps getting into all of my stuff/makeup, etc, that I leave in the vanity and medicine cabinet. Again, thank you very much for sharing your thoughts. Amanda Here is a link that might be useful: link to low curb one-piece shower floor

I'm about to make 117" interlined double pleat drapes with a finish Width of 56" and Length of 108". These will be hand sewn with the exception of the pleat sides. I don't want to overcharge, but I also don't want to undercharge for detailed custom work that will take a long time. There will be 2 separate panels

for the most part, i prefer to the floor or just above. i'm trying to plan draperies for the new house now but they will be nothing like what we had at the old house... when i did the downstairs at our first place we did puddled curtains. my bff is a decorator and has been in the business for a thousand years. he knows EVERYONE. so they were made by a woman he stole from a professional work room and expertly hung by two specialists who spent over nine hours at my house steaming, fussing and arranging the draperies. this was not a weekend job for them. they told me they had been at the douglas-zeta jones residence the day before. i paid them $500 (not bad considering the time spent) and was asked in advance to provide six different flavors of ben & jerry's ice cream. seemed fair to me. plus it was august, after all. when they finished, the drapes were perfect and glorious. everyone commented on them. they were stunning. and then, one day i decided to pull out my vacuum cleaner and do a quick once around. so i picked up one side of the drapes and vacuumed the floor behind and below. and then i tried to puddle them in the exact, picture perfect arrangement as styled by the ultra fabulous team with the ice cream obsession. i was heartbroken. it wasn't easy but after a long time (...who knows, maybe an hour?) i finally brought them back to an acceptable state. from that point on, i never touched them, they never moved. i vacuumed AROUND them, always careful not to disturb their perfectness again -until the day we moved. so, no more puddled anything for me. romans or to the floor. that's about as dramatic as i'm ever going again.

What does your son think of the grays from the other rooms you have already redone? Does he like it or does he say (like my son) "Gray? What about color?" I have had to redecorate this house with constant comments from my son. It doesn't help that he is colorblind and all the various shades of grays read "no color" to him. But if your son is really interested in updating his room and he likes the urban look you are leaning towards, then I say go for it. Some kids love to get an updated look, especially if it means it is more sophisticated. I would first pick the fabric you want to use for the curtains, then find a color that matches and use a color on the strip either a shade or two (either lighter or darker) away from the match. I also suggest if you want to be in control of the project but want his input, then find 2 colors for the walls that you would find acceptable. Give him the choice. In my bathroom where I used BM Nimbus, I used the same color on the ceiling and only I can tell. It looks lighter than the walls, so it appears to be a different color. Keep that in mind. Don't go dark on the ceiling it will make the room look too short. The WE orange bedding is really nice. Did you know shipping is free until Monday on bedding? Not to pressure you... Here is a link that might be useful: West Elm's sale