I am excited - kind of a 'okay, i have it pictured in my head, get it done yesterday' thing. ;-) It looks like yours will be a fantastic, airy space! Agreed, the windows do add a huge amount - I put in a greenhouse window over the sink on my kitchen remod 8 years ago which added more than 1k to the total price. Regarding the marine varnish holding up, though - I used it on the wood 'floor' and sides of the greenhouse window, and 8 years later it still looks brand new despite frequent misting of the resident orchids and the inevitable standing water from not draining them well enough after watering. I know that's not a 1-to-1 comparison to the level of daily deluge in a shower, but I keep that greenhouse window at about 70% relative humidity 24/7, and twice a week there's usually a bit of standing water that I let evaporate (bad, i know, but it's reality) and the finish hasn't been affected in any way in 8 years of continual use. So, the GC might be right about your window frame. Regarding the 24k - if they haven't already, you may want to ask for an itemized list of materials, with part numbers and itemized pricing, and see which items you could get for less at various online sources. I've planned out the specific fixtures/'plumbing parts, and came up with a total fixtures price about 30% below what had originally been quoted. I found the same to be true when I remodeled my kitchen. It's more of a hassle for you, because you have to place the orders and insure the stuff is on site at the time the contractors need it, but it is an option to reduce cost and get exactly what you want. My view was that I wanted to pay top dollar for the expert labor and anything custom-built, but not for mass-manufactured items available at a range of prices. With the vanity choice, I know that can be tough. I've settled on the cabinetry, but my DH still thinks I'm loony to be putting in so many drawer units - he's happy to have roll-out shelves behind doors. I told him to consider the drawer banks roll-out shelves with deep sides - once they're in, he'll love them and wonder how he ever did without them! ;-) Im going with modular cabinetry very similar to what we put in the kitchen, to match the bedroom suite (we've got a 4' open arch between the vanity room and the bedroom, which I like because it gives that space an open feeling) because I really love the 'behind the doors' storage enhancements of roll-out shelves, etc. My space is more galley-like, with the toilet/shower room, vanity/dressing room, and large walk-in closet set in a line to the side of the bed room - I like the layout, but I can see on yours how tearing out the dividing wall will really open up the space - that would be my choice in that layout, too. I'm also planning the shower space to be a 'wet-room' type of drainage environment with a wide door and attractive grab bars bench-side. We plan to retire in this house, so I'm adding in some ADA features to cover long-term possible requirements - while I don't need the grab bars now (although - gotta admit that in the spring when I go 'whole hog' on the garden, a bench and bar sounds like a really good thing to my back!) I don't want to do this now and then in 10 years have to change it up. Okay, so I guess I've rambled enough about my plans and how they intersect yours, sorry for a long ramble! Your plans look really great - I'm sure you're going to love the end result!

I hope you don't mind, but I love playing with fireplaces! Personally, I don't think you need to enclose the upper area with drywall. By leaving it open, it seems like a great place to tuck in an uplight to give that area some life during non-heating seasons. The left two are just thinking about dressing it up with paint only. The right two, I was thinking about treating the area like a stained wood surround with a new tile. Just trying to show a range of possibilities. :O) I don't know your style so don't take the accessories/color too seriously. My intention was to show large bold accessories with a color tile.

Honestly -- your present fireplace is really very very nice -- and the current style does suit your plans for the kitchen -- and family room. Perhaps if you added shelving around the entire wall -- including the window on the right-hand side of the fireplace? Would your TV fit in or across (angled with a pull-out shelf) that left-hand corner (and be built into the new shelving??) To add sparkle to the fireplace wall -- perhaps add a round mirror (maybe a sunburst?) above the fireplace? And when the new shelving is added -- add some silver-toned vases or bowls to the shelves -- along with books of course! LOL! :) Just some thoughts -- hope you don't mind! Jan at Rosemary Cottage

dcjv, do you have a crawl space under the house? much easier to move plumbing around if you have to. So you want to go totally modern? I'd say remove the tub and just do a larger shower. I see you have a heater in there. is that just an electric wall heater or is it hooked up to your HVAC? something else you'll have to remedy. I'd keep the pony wall to offer a bit of separation for the toilet. Realize too that your new vanity will come out to 22". You have enough room for it, so it shouldn't be an issue. What does the rest of the home look like, decor-wise? is it all modern or is there some mid century feel to it? I ask because instead of go full out contemporary, maybe try a little mid century modern? That way you still gel w/the home. here are some examples of using a bit of mcm : I love these elements. The warm wood vanity, modern lighting and mirrors, maybe geometric type of tiling another option is to replace the window w/something larger, and swing your shower around so that the placement is like this pic: your toilet could me moved over to the other wall, perhaps borrowing space from whatever is behind that wall. if leaving the shower it the same spot, see about doing a built in linen cabinet. (especially if you're doing a type of floating vanity. the closet offers a lot more storage) another shower idea, except this would be on the other wall.