SummitStudios-Yes. What I really wanted was a 1.5 story, but at least in my area, they are the most expensive build. My husband really wanted our oldest’ room above the garage. My kids are 7,10, and 11 now, so we really need good spaces for them (I hate the small kids bedroom trend). The most practical thing was the one story with a fully finished basement. Deciding to move the oldest’room to the basement also made the exercise room move to the main floor. I think it will be nice. The view from that corner will be awesome and we can get more enjoyment from windows on 2 sides of that room that 2 sides of the master. Our flip home only has one small window in the master, so the wall of windows/door in the new build should be a huge improvement. Although I don’t have a huge desire for yons of light coming in my master! DevotedDame-Thank you for your ideas. I am just hoping that I can take some out of the box ideas and join them with what the draftsperson comes up with. I do realize I am asking for something complicated. But it seems to me that I should try to make it work before giving up on things that I have wanted....that haven’t really changed from my want list over the last 6-9 months.

I have specialized in luxury bathrooms for 35 years and have "Won 5 NKBA National Awards". If you were my client, I'd ask you, "Do you want to spend your money to do band-aid measures, that you're unlikely to be happy with and you're likely to end up tearing the whole thing out in a couple of years + $25,000? Or would you prefer doing it right in the first place, love it and get it over with once and for all, cause it's a messy project and isn't over in 2 weeks? Trust me, I have worked, all over the country, remotely, with clients and their contractors, from my NYC studio. I want to be honest with you, as if you were my client? Bathrooms are complicated, much more costly to do then most people imagine and you need expertise, to make it a beautiful environment, knowledge of the best products, tile, marble, lighting, most up to date solutions, be able to create a space that also gives you necessary storage and make it a relaxing, soothing environment. I would gut the complete bathroom, cause there is really very little worth saving as far as I can see, plus all the miriad of walls, creating these ridiculous separate spaces. You already plan to get rid of the whirlpool, the floor is carpeted, the vanity with a tile top is a disaster to keep clean/totally dated, blue shower enclosure is going and the space is all chopped up. Start fresh! $25,000 is like adding more to a disaster. Not only do you need a new layout which includes everything you want in the bath, utilizing the whole space, but elevations of every wall in the bath with details of everything that has been selected, is on each wall. (Check out my Houzz site and you'll see what I mean? I have a partial set of plans and elevations of the East End Ave. 2018 Award Winning Bath, + Before and After photos. Read about what the bath was originally and how we made it into a little jewel), Not having architectural plans + elevations, you're going to have a giant headache. The reason my projects come out perfectly is the architectural plans! I refuse to work with anyone who won't do plans1 Don't expect your contractor or plumber to do this because they are not designers. They do what an expert shows and tells them what to do with exacting plans. Neither of them is experts on what is available on the market or can create what you ultimately want. I can guarantee that! Just a word to the wise, better not select items as you go along, as that is a recipe for a total disaster with a lot of delays, change orders and problems. Which equals a lot of wasted extra unexpected costs, that would be better used to give you what you ultimately want! Hey, if I you have other questions and I can be of any help contact me? Let me know what you think?

You have a dropped ceiling in this area because, as you can see in the photo, it accommodates a duct for HVAC or an exhaust fan. Your current fixture may be surface-mounted because of the duct. You won't know if there is room for recessed cans until the ceiling is opened, or you look down from the attic if there is attic space above this room. I would run your mirror from corner to corner, install sconces through the mirror and get rid of the overhead lights. I doubt you need them. The lights in front of the mirror will provide double the light.

That's just a shower. ONE element...... We mean inspo of a total bath. You got hung up on a shower and you are still hung up? What about the rest? Vanity, sinks plumbing, hardware and plumbing finishes........etc : )? If your plan is to find a ready to go vanity? You will be back here with a oopsie/yikes/DELAY problem. Mmmmmmmmm??? Rip the lighting out now. It's not going to work and you cant end a ready made vanity that close to shower glass. That would have had to have been designed.