The appraisal was low so we're into cash more than the usual 20%. This part is well over that point. The re-appraisal for the conversion may go better, but we wanted to keep the loan kinda low anyway. It helps to remind myself it's cash since there's not any of the normal advantage of the attic being something you could finance in a first mortgage, as compared to other types of improvements (pool, outbuilding) that would be cash or some other loan vehicle if you wanted to borrow. The drawing shows it as unfinished. We didn't intend to finish the space right off, just have better storage and potential to finish, so there's no repercussions on the loan for not finishing. It costs $30k to have the potential to make it living space later; it'd be a fair piece more to actually finish the space, and we're not really sure we ever would. We designed the downstairs to meet all our real living needs. If finished, the attic would be used only by the people with good knees (kid/kids/me?). And it would be a rather tunnel-like space. I'm amazing myself how unenthused I am by it after a good 6-8 weeks of thinking I just had to have it. Good idea on the script for a lap pool but he's not a fan of doctors and wouldn't convey enough to a doc to get the script anyway. He's lived with the knees for years, and the back is intermittent. But-for realizing that he can't carry the baby upstairs to bed safely, we'd probably keep living as we do where he climbs the stairs exactly once a day very slowly without complaining. We've talked before about putting an infinity pool in the garage to help with his knees but since he doesn't complain it doesn't rise to the top of the to-do list.

Well, structural needs and repairs have to get done, as you already know, or the decorating will eventually get destroyed by the entropy that always wins in the end. So, you really don't have a choice. Have you looked into potential tax breaks for any of the repairs that are needed? For instance--and I don't know if it is still in effect--one of the original wooden framed egress doors from our garage sustained a lot of sun and water damage, dry rot set in after one year, etc. We had it replaced with a metal framed door that is not as architecturally authentic (much to my chagrin), but does meet some energy savings requirements that gave us a bit of a tax break, and, importantly, is guaranteed for the life of the house, even if ownership is transferred. Long-winded way of saying that sometimes the costs of repairs and necessary replacements can have a few mitigating factors every now and then, even if repairs aren't as much fun as decor.

We are currently building a house and we have a 3 car garage. it's similar to yours, but I don't have my laundry room bumping into my garage. We used 3 separate garage doors, but they are all 10' wide (8' tall). We have already used our garage for pulling our vehicles into during this winter and I can't imagine having our single garage doors less than 10' as it would be harder to back out of if you are reversing out of the garage. I love the look of the 3 single doors, but in my mind, they definitely have to be oversized for better accessibility. If 10' doors won't fit into your plan, I would do a double door instead. Also, our garage is 38' long which allows all the doors of our vehicles to open completely without hitting the next vehicle. We decided that 38' was good for us after we actually went out and measured our vehicles across with their doors opened. I would suggest you do the same. FYI, we have a large F-150, a Dodge Grand Caravan, and eventually, a Ford Explorer. Here's our garage floor plan: Here is our garage from the exterior, excuse the mess.

I go with the sunroom, too, and here's why. You can build a shed for cheap at some point, and until then you'll probably keep one car inthe driveway, and all the bikes and basketballs in the garage along with the yard and snow tools. The sunroom will make a great playroom while the little ones are little. I've seen that sunroom with nothing in it but a low-pile play rug and Lego. Or balls. Or plastic hockey sticks. Or those big Little Tykes (slide, trikes, trains) Or Hot Wheels. Or dollhouses. Or art projects (easy-to-clean tile floor). Usually just one or two of those. But a great playspace, near you but not, outdoors but not. After they are done with those types of toys, it can be dining space and added living space. You don't need the shed until Boy #1 gets a car. Oops, didn't mean to scare ya lol! Upstairs, I wonder if you can steal some space from the game room to make a reach-in closet for Bedroom 2, and use its walk-in closet to expand the bathroom. 5 boys will need more counterspace, more drawer storage, and (I can't believe I'm saying this, I'm usually a 1-sink gal) 2 sinks. Downstairs, consider eliminating the study closet and adding a shower to the powder room.