not sure what 'guest suite' means... to me that says full bath is embedded in the guest bedroom and not accessible by day visitors like a powder room is. will you have a powder room too?

i dont have guests that come and stay for months, so its of no value to me. i prefer having a powder room rather than a full bath.

I have never understood having the laundry on an upper floor. "Living" takes place on the first level, it's where we spend 90% of our waking time. Unless you really enjoy running up and down the stairs (it is great exercise) I'd opt for the first floor laundry.

If I understand him correctly:

Standard: Study + Powder room + Laundry area/room with "mud sink" on first floor.

Option: Guest bedroom + Full bath on first floor. Laundry closet + Reduced master closet on second floor.

If the bathroom were available to everyone on the first floor (not just to the guest bedroom) and the laundry closet accepted full-sized appliances that were not stacked, I'd choose the option.

Can you post images of both plans, please? :-)

If you're concerned about resale, a bedroom + full bath on the main floor is only going to keep increasing in value as the population ages and wants the option of a "master on main." I'd opt for a main floor full bath and a laundry room near where most laundry is generated upstairs.

OP:

I just did new construction and having a main floor full bathroom (plus a small office across hall that can be a small bedroom in a pinch - and I mean small of just under 9’x10’) was a must for me.

The office/bedroom less so, but the main floor bath (we have walk in shower) was a non negotiable. We also had limitations for our plan, due to lot, development, budget, size, etc.

My own past experience with my own surgeries, my mother’s illness, and so on made me realize one can sleep anywhere - even a dining nook which can work great for those who are bedridden to still see visitors and be part of family life without them traipsing through bedrooms or the bedroom becoming like a death room - but showering and bathing is not quite so simple. Whether it is an acute or chronic situation that “confines” is to main floor I wanted to be prepared...even if never needed (again). Our main floor bath is “open to all” - it is right across hall from office - so we do not have a separate powder room. Might be different for some guests to see a full shower where they expect just a powder but we don’t entertain that much and that is also not an unusual thing in bungalow or bi-level plans here so not totally unknown phenom, just a little more unusual in a two-story like ours.

It has also turned out to be incredibly convenient for us as we have some repairs needed on our upstairs baths, when we come home from pool or gym, or hiking, or working in yard, etc...friends I know with dogs or small children (and two story layouts with all beds up) have also expressed they wish they had the same.

Chiflipper:

I love having laundry on the second floor next to my bedroom. It is incredibly convenient, but I do work long hours so most of my “living” while at home is spent in the evenings up on the second level, not on main. It is great as when I come from work I can toss my clothes straight into laundry room or even washer before jumping in shower, changing, etc. Move from washer to dryer while I am upstairs getting ready or reading or relaxing on den. Wash cycle does not take long so it is not like I need to sit and wait for it. It is right by master bedroom so I can take clothes right out of dryer and do short walk to closet to put them all away - no taking stairs up and down involved at all! If I don’t get chance to take stuff out of dryer or put away, I can grab out of dryer in morning (or off drying rack).

We have a stacked pair on main too but our second floor does and will get a lot more use. The main floor one is really for kitchen towels and dirty gym clothes etc (we can pop them in as we come home)

Thank you very much for sharing your thoughts. Main floor full bathroom will be open to everyone, just next to Study room. So technically its not a "Guest Suite". We are thinking to go with this option specially for our parents, which may need first floor full bath. It may not be used frequently but valuable to have in case we need.

I heard some complaints about washer/ dryer vibration on 2nd floor? Hope that's not a major issues with newer units.

Again I really appreciate your input.

@frank - my husband was worried about vibration on second floor too - as he was used to the earlier generation front loaders - and it is not an issue with our newer front loaders. Some vibration of washer on extra high spin but momentarily and does not affect whole house.

You never know what life will bring. Teen with a broken leg, older guests, etc. As aging boomers and a hubby with a leg issue we went from two story to ranch. Two story house with full bath and bed on first floor makes good sense.

I actually do not see the nessessity of the a guest suite unless you have guests that stay for months and I think ROI will be much better with the full bathroom, I don’t see your floor plan so can’t comment on the placement of w/d but can’t see why that would take away 1/2 the closet if you go stacking ones.As for a mud sink I have lived for years without a alundry sink and with the new washers there is really very little reason to have.

A bedroom ( even a small bedroom) & a full bath on the first floor is a much sought after feature (& a very high resale value) in my area. But that may be specific for where I live. Btw, I had my laundry MOVED from the first floor to the second floor , best decision I’ve ever made since 90% of my laundry is generated on the second floor.

If this is your "forever" home, then I'd go for the bedroom/bath suite on the first floor. Why? Because someday when you're old and gray, you'll want to move to the first floor to keep from climbing stairs. And in the meantime, it's a great guest bedroom to have when family stays over for an extended period. Gives both them and you a bit more privacy. While the contractor is at it, have him outfit the bath with additional studs behind the wall for grab bars. You don't have to install them now, but someday having the structure to support them will be great, and you won't have to take the whole bathroom apart.

Lastly, I like having the laundry on the second floor with the bedrooms. People don't get undressed downstairs; they put their dirty clothes in hampers in their bedrooms or baths. Avoids schlepping laundry baskets up and down the stairs.

We’re in the process of buying a home WITHOUT a laundry by the upstairs master, and it’s killing me. We are trying desperately to figure out a way to fit in a 24” ventless up there, and have two laundry rooms. In our area, 90% of laundry rooms are on the second floor, and I find it worlds more convenient. And if you have a full bath and bedroom on the main? You are golden when it comes to resale. Good luck in your new home.

Very well thought out Sabrina. I couldn't agree more.
Hubby and I recently retired and our 15 year old home only has a half bath on the main floor. We were young enough when we were building it that when others mentioned that, we joked and said "we'll just put a double chair lift on the stairs when that time comes. Luckily we are both quite healthy and for the most part the stairs don't bother us, but we now realize that it may not always be that way.

Our laundry room is upstairs, we love it there and can not hear it at all when down stairs until it's spinning, then only when right under it in the kitchen when you are listening for it. We did add insulation in the floor and walls, but it's quite quiet anyway.

I need more than just the *machines* for my laundry area, and I want to do laundry where I am during the day. I've even been known to IRON. I need some space -- and daylight. I hate the cramped space with stacked w/d at our Maui condo -- no place to set anything down or hang or fold anything.

I want a slop sink near the family entrance. Where do you fill/dump buckets, rinse mops, clean boots, wash small dogs, etc. if you have no slop sink? Mine is in my laundry area in the back hallway between the garage and the kitchen.

Seniors don't want just a first floor bedroom suite, they want a one floor *house*. Why maintain and pay taxes on a house with stairs to a second floor that may get occasional use? There are some good reasons for having bed and bath on a first floor in a family home, but don't fool yourself that this transforms a family home into one good for Seniors.

I much prefer having the laundry room on first floor. Like chisue, I like space to sort, fold, iron, treat stains, hang dry, etc, etc. Having a closet with a washer and dyer thrown in would make for a significant pile up in the hallway and probably a bedroom. Also, I much prefer laundry near the kitchen and an entrance. That being said, our master is on the main so the convenience is still there (along with a full bath).

We designed a main floor bedroom with en suite. My mom is moving in with us as she is aging. It's also helps if there are injuries / health issues that DO pop up as you get older. Elderly people want to stay in their forever homes. They do not want to move out into a single story dwelling if their entire lives were spent in their current house. If the current house has a main floor master it makes life easier for EVERYONE in the family.

Can you post the floorplan?

SHOWER BATH only. Skip the tub/shower combo.

2nd Floor laundry makes the chore of laundry easier, as you have ready access to the bedrooms. No climbing up and down stairs with arms full of laundry.

I have never understood having the laundry on an upper floor. "Living" takes place on the first level, it's where we spend 90% of our waking time. Unless you really enjoy running up and down the stairs (it is great exercise) I'd opt for the first floor laundry.

First floor laundry: Lots of trips up and down the stairs while carrying laundry baskets.

Second floor laundry: Lots of trips up and down the stairs.

Which is less work?
If you're concerned about resale, a bedroom + full bath on the main floor is only going to keep increasing in value as the population ages and wants the option of a "master on main."

I hear what you're saying, but since this is the OP's first house, I'm assuming it's small ... and that aging population who demands "master on main" probably isn't looking for an entry-level house.

As for a mud sink I have lived for years without a alundry sink and with the new washers there is really very little reason to have.

Agreed.

If this is your "forever" home, then I'd go for the bedroom/bath suite on the first floor. Why? Because someday when you're old and gray, you'll want to move to the first floor to keep from climbing stairs.

Given that this is the OP's first house, the chances of him or her ever being "old and gray" in it are remote.

These have been very informative. Thank you very much. Both set up have their pros and cons. With my situation I am going with 1st floor full bath (walk in shower) and laundry on the second floor. It will be very valuable for me on a long run.

Carrying laundry was one-way in my childhood two-story home with laundry 'down' and a laundry chute.

I'm waiting to hear where you fill and dump cleaning buckets, wash mops, clean mud off shoes and boots, re-pot a plant, soak a big roasting pan, etc. with no 'slop sink' in the house. It's not just about 'laundry'.

Many people 'age in place' because they can't afford to move to more suitable housing. Seniors can also be holding on to the thought that they are not *old*, and despite knowing that 'the kids' are not coming home again to stay. Former neighbors are moving or dying. The home that was great for raising a family is often so unsuitable for Seniors that it *precipitates* a move to a care facility.

I'm skeptical about 'aging in place' sales pitches for reverse mortgages and elevators. They are expensive and temporary 'fixes' for a long-haul situation.

(Did I know this at fifty? No. Did I fully realize it at sixty-five, when we built our one-story home? No. I've learned it as my contemporaries and I passed seventy.)

I grew up surrounded by wheat fields and apple orchards, playing in the mud and my folks don't have a slop sink. I didn't even know this was an essential thing for people.

Chisue, ?

Fill cleaning buckets? Any sink or shower tub

Dump cleaning buckets? Toilet

Clean off mud & shoes? Use a garden hose outside

Repot a plant? OUTSIDE- In the garden

Soak a big roasting pan? Add water & let the pan soak in the kitchen

FYI.... I had a laundry sink in my 2nd floor laundry room. I RARELY used it. The laundry sink in our current home is an ugly plastic utility sink surrounded by a base cabinet and ugly formica countertop. It will be remodeled into a tiled doggie spa shower.

We bought our first house with the intention of having my FIL live with us. We needed a bedroom with a shower bath on the first level, not a master.

"Seniors don't want just a first floor bedroom suite, they want a one floor *house*. Why maintain and pay taxes on a house with stairs to a second floor that may get occasional use? There are some good reasons for having bed and bath on a first floor in a family home, but don't fool yourself that this transforms a family home into one good for Seniors."

^^ This.

That being said, it doesn't sound like that is the issue with the OP, first house and all. Honestly, of the two options, I'm not sure which I would choose - I don't like either of them. I think the practical and best choice for resale would be laundry on the second floor with the bedroom/full bath on the first. Maybe you can put a sink in the garage if you envision needing a clean-up area?

I toured a home one time that had the laundry in the garage right off the entrance to the house - I realized it wasn't a bad idea (the garage was heated) and for me was preferable to the basement, because, let's face it, as you get older schlepping down basement stairs to do laundry is just as bad as schlepping up to second floor stairs. All the area needed was some drywall to enclose it and it would have been a terrific mud room right off the house. (I wanted to bid on this particular house, but that is another story).

Keep in mind the first floor bedroom and full bath aren’t always for the homeowner. Some folks have house guests (esp grandparents or parents) with limited mobility who appreciate not climbing stairs. I think it’s just good design to squeeze in a main floor full bath whenever possible. Ymmv

Why don't you simply post the floor plans so that everyone can stop shooting in the dark?

Without seeing your floor plan and options, everyone has their own view of what you are talking about, and probably no two posters have the same perspective.

Virgil,. Read above... He made his decision, case closed.

Sometimes people don’t post floor plans because they respect copyright.

To my understanding, in the US anyway, many "technical drawings" aren't covered under copyright the same way that paintings, drawings, photographs, etc. are. As long as appropriate credit is given/sited/linked to, I'm unaware of problems in posting basic architectural documents. I could be wrong, though; it's happened plenty of times before, lol.