Ouch! :) Merely a flesh wound. We have been looking for a new home since I became pregnant with my now 7yr old as we knew we'd have to change this home or move. We have done updates inside and feel the added space will be a smart investment since we get solutions to our problems. We did area comps vs. building costs and feel like this is the right decision for us based on area schools, privacy and safety conserns. The numbers did make it a rational decision as well. You mentioned financing conserns, we have this part covered. We just need a better plan for the layout. I agree the current home is a perfect weekend getaway type home, however we live here and never get a chance to get away. So we'd like to make the best of it. I hope there is a misunderstanding in my description of the area we have available to expand. We can add to the back and to the left of the back yard starting at the back 4' of the home. (approx.90+' to the property line on the left and the back) I hope even if you disagree with our decision you will try to assist me in the design stage. The kitchen will become a pantry/laundry room and the kitchen will be in the new area. the existing living room will become 13 1/2 X 24'. I would like to do one of two changes to the larger bedroom either keep for my son or change to the dining room/playroom/craft room. If we change use we will need to add 3 bedrooms total. I will try to post our plat and proposed changes. (having trouble scanning in and posting to photobucket.

It won't meet code and would detract greatly in value to your home to have a bathroom in your living room. Scrap that idea now and start looking elsewhere if you need to add another bath. If the home has other space issues, perhaps a small addition would be the best use of your money here.

Part of why I suggested putting the big ref on the back wall is to eliminate the turn at the ref. The ref where the ovens are and the ovens at "alt-ref" can work too. Not at the original ref location because its kinda bad to have the open oven doors and somebody seated at the stools. It's ok for a micro, but not for something where the doors are hot. My personal preference would be to not have oven doors in a traffic aisle. Looking at it again, maybe park an inexpensive drinks ref on the dining room wall if you retain full depth cabinets. A nice looking dorm undercounter or one of those 2x2 ref-frz like the small lg unit. Possibly a bar sink on the dining room wall run for a complete drinks area there. If it has the pantry and a microwave, it easily becomes the express food area for kids. If you want, you can buy a simpler, maybe smaller main ref without water and ice in the door. The prep sink question is a good one. In this arrangement, you might not actually need one on the island (five people will chime in and disagree)! Its a bit more convenient, but not much. If the main ref moves to the back wall, you need one on the island even less. If the main ref moves to where the ovens are shown, you should have one - so that you don't have to cross the cooking area to get to the water. Where exactly it goes is partly dependent on what type of ref you're getting. A sxs or a french door needs landing space opposite the ref - behind you when you're standing in front of it. A single door ref needs landing space to the side without the hinges. So a single door ref, put the sink in the lower right corner of the island as drawn. A two door ref, the upper right corner. The other question about island width was a place I didn't use enough words (again). Without an appliance, the entire run of cabinets on the dining room wall could be less deep by 6 to 12" and the island could take up those inches in width.

Is this plan more helpful? I wanted to have a tub because I love taking baths, and have been living in a house with no bathtubs for the past 10 years! My husband wants an additional closet because I am currently using up all the space in the master closet. We thought about just taking some bedroom space and expanding the bathroom and closet into the bedroom, but then thought that would make the bedroom kind of a long-and-narrow shape that’s a little weird. We also wondered if the bedroom would feel too small if we did that (or if future buyers would think it’s was too small for a master bedroom). I would also lose my little “corner” of the bedroom that currently serves as my “office” if we did that. But, that idea is still in consideration. The plus to expanding with an addition is that: #1: Since we are renovating the house at the same time, we could match floors etc easily. #2: I would definitely have enough space to give myself some kind of little office nook. #3: adding square footage should add value at resale. #4: We could probably even take some space from the old closet to build a hall closet and a place for the AC unit so we could move it down from the attic. Anyway, those are our thoughts, but we are not pros and don’t do this all the time. That’s why I’m reaching out to see if anyone had any advice or layout ideas. I’ve seen some people post really helpful ones on Houzz before. :)