Is the laundry room going to be the full size of the current raised tub area or smaller? If it's going to take up the whole space, then why not put the wall just to this side of the current wall tile, thus avoiding walling in the tile?? If that's too big, then I'd just take down the wall tile and put new drywall in. It's a pretty simple job. And it'll look better, since the tile doesn't go all the way around the space.

Ah. So then a large opening like Patrice mentioned above will likely be your best bet. You'll still get spill over sunlight, but there will be a bit of a wall between the two windows so you don't see the trim so much. [Traditional Dining Room[(https://www.houzz.com/photos/traditional-dining-room-ideas-phbr1-bp~t_722~s_2107) by Chicago Interior Designers & Decorators Michael Abrams Limited OR, you could find a cool hutch type piece to go between the two windows - maybe to hold your 'bar' or display serving pieces or something? One like this is low enough that it won't block the light from the white-trimmed window. [Traditional Kitchen[(https://www.houzz.com/photos/traditional-kitchen-ideas-phbr1-bp~t_709~s_2107) by Minneapolis Design-Build Firms TreHus Architects+Interior Designers+Builders

It sounds like you are not fully informed about some of the issues with construction in your area. Exterior - definitely a big one. The arched windows, the round column, the frilly embellishments, the classic rough stucco - we're not big fans of. Lyfia, agree these could be updated. You might check with your local zoning folks first. The neighborhood I moved from last year specifically disallowed the type of architecture you want to change to. The neighborhood was known as a "bungalow" area. You could build anything you wanted to behind an early 20th century bungalow facade that met certain criteria. They sell for $200 to $500 per square ft, so they are out of reach to many people. Still people buy them as blower uppers. People do not come to that neighborhood expecting to find an eclectic array of houses. Thus the housing value for the neighborhood would be expected to decline if you started building odd looking homes. If your neighborhood does not have any architectural design restrictions, others in the neighborhood would forever point at your modern house as, "that house," and not in a friendly way. foundation - cheaper pier and beam type - floors creaking, some sagging. We wish this was a sturdier more modern basement type foundation. Pier and beam can be cheap, but some of the most expensive homes in the world are built on pier and beam. Pier and beam might be the only possible foundation depending on earthquake prevalence. If your floors creak and sag, that's a remodeling issue, not a rebuilding issue. What is modern about basements? I could probably count on two hands the number of basement houses in California. Something about earthquakes makes them impractical. truss roof - low 8 feet ceilings throughout the house. We cry a little every time we experience nice high ceilings. Truss roofs can be built above any room height. I think the room height is more of a problem for you than the structural design. Square footage - small for the family. We'd love a bigger 2n'd story - not just a room on top of the garage. Small rooms and bathrooms. 4 bedrooms, 3 baths in 1590 sq feet. We could do with a better floor plan. Unbelievable!!! I thought 3-2 in 1800 square feet was cramped. Pitched roof - we've grown up in flat roofed houses with roofs that we could walk out on to. We'd love to have that again - and a partial terrace would be phenomenal. Just curious what part of the world you grew up in? You're not originally from California, are you? Dated interiors - floors, floor boards, moldings, tile floors - this I feel would be an easy change Sure. This is last one is all remodeling, but you have other issues. If you are absolutely in love with this location, I would suggest looking for a more run down house in the neighborhood, buy that, and redo. You have a serious multiplier effect going on. If you buy a 1500 square foot house at $300 psf, and remodel/rebuild it to 3000, square feet, you likely still have something in the range of $300 psf in value. That's what is going on in the bungalow neighborhood I mentioned above. Most of the psf cost goes into kitchens and baths, so adding larger bedrooms and family rooms is relatively low cost.

I’m not sure it is worth it, but I see why you want to take it down. How about a cut-out? Done with thought, it might turn out to be useful. So thinking something like this ordinary solution, but on one (or both) side(s) you add a serving shelf. Living room side becomes a bar/appetizer side…dinner time, dining room shelf becomes a buffet.