We have a 2100 sqft rental property with 4 full baths. It is a beach house but still. But it does make sense to ask how often you have the guest room occupied?

In the world of compromises, it does seem to make sense to ditch the powder room. I am sure you can make the full bath for the guest great as a powder room and a guest bath. Perhaps a pocket door where the bedroom entry door is and then a door after the bathroom.

This would give you a larger mudroom with a utility sink.

A few points - agree on the utility sink location - that upper right hand corner of the garage won't be occupied by a vehicle - perfect location and shares a wall with the W/D.

You could easily ditch that half bath and use the shared hall bath as a 1/2 bath unless you expect that bath to be used all the time and not ready for guests. ;-)

Also - not sure why the master bath entrance is set so far back creating a VERY cramped room... Unless you are not touching that bathroom and just incorporating a formerly shared bath into a master suite with the intention to do it later - I would focus there.

I would be worried that depending on orientation - that music room will cut out a lot of light, and possible create a sweatbox in the U area behind the living room. And with your dining there - it already looks tight.

Overall - you are cramming a LOT of function into a relatively small space.

Why do you need 4 bedrooms AND a music room? Wouldn't you be better off with a room that could do dual or triple duty?

Your master bath and closet are miniscule. And walking into the master bath and first view is of the toilet isn't very inviting. Instead of so many bedrooms, I'd make your master bath/closets larger and more in keeping with what people are doing nowadays and ditch the 4th bedroom. I'd turn half that 4th bedroom into making your master bath larger and a smallish walk in closet and the other half into a laundry room.

Instead of putting the music room off the dining room, i'd have the music room behind the mudroom and move the kitchen to where you want the music room. I'd make the music room a room that has french doors or glass pocket doors that can be opened or closed as needed so it can also serve a dual purpose of extra room for dining and possibly a bedroom?

I'd have one bathroom for the 2 boys an a 3/4 bath that could be used for guests where you now have the powder room

Sure, you can do all you describe. But not according to the second photo. Whether or not it's a good idea is another thing.

How to do it: In the first photo, simply move the living, dining and kitchen spaces upwards, separating them from the existing laundry and power room by a distance sufficient to add in all your wants above.

Nothing to it.

Definitely ditch the powder room. Not needed.

If adding a single 400 square foot room won't make you happy with the house? You're asking too much from "an addition". Your want list is too much for only 400 square feet. You have to pare it down and prioritize. Combine functions. If every room you added or changed costs you 100K, what would make the cut?

Or look at doing a teardown if so much of the original structure doesn't meet your needs. It will end up being much cheaper than pretending that you can "rearrange" a house like a bunch of kids blocks.

Thank you all for the reality check! This was a draft based on our initial wish list, and I can see that fitting all of it in will be a challenge. We initially did not want to do a whole lot of modifications to the existing bedrooms to minimize cost. For the master bedroom in the back, we now do plan on expanding it into the empty space in the hall so that we have a bigger shower and sink. I would like to retain the 4th bedroom for guests so don't think we will convert that to a walk in closet. While not in the bedroom, we could remove the fireplace and build more storage in the hallway.

I like the idea of opening up the front bedroom bath to be accessible from the hallway and eliminate the powder room so that we have room for a utility sink, or eliminate the front bath and expand the powder to a 3/4 bath.

The back is a challenge for me. I would like to push the back out to make more space for dining when we entertain, or use as a multipurpose room. What are thoughts on pushing the whole back wall out vs. adding the room off the dining room?

Thank you again! This feedback really helps as a newbie to all this.

My suggestion was instead of a fourth bedroom, make the "music room" a multipurpose room so that when guests come, it's a bedroom and at other times, it's a music room.

For example, my guest bedroom is my exercise room when I don't have visitors. Turn the powder room into a full bath and get rid of one of the boy's baths so there are 3 full baths. The powder/full bath would serve the music/guest room.

Unless you intend to use the guest bedroom for a majority of the days, it's not worth building a room you'll use only occasionally.