Yep, septic tank backups smell.. worse than funky. Can you do something that causes the smell? Or maybe I'm asking: does it appear at a particular time of day? After a shower or bath? When the room temp is warmer than usual or cooler than usual? Is the smell only in that one room? If so, is it stronger near the ceiling or floor or by a cabinet or which wall --- and you'll have to take breaks while sniffing 'cuz our noses get vague in about 30 seconds. If you can narrow down the location, does the room on the other side of the wall have the same smell in the same area, even if less. Does it seem stronger or weaker after the a/c or heat runs? Sweet-funky... like over-ripe fruit? Is there a chemical after-taste? Does it make your eyes water or your nose runny? Okay -- way off the wall guesses without any supporting knowledge: Something dropped into the vent (shouldn't if the vent is properly capped). Play-dough stuffed somewhere like under a shelf [it usually smells when hot]. A finish on the grout or tile which off-gasses when hot or warm-&-wet [will also smell if the room is closed up overnight]. Off-gassing from wallpaper paste [ditto]. A new carpet - my last one did indeed have a peculiar sweetish smell when first laid down; if so, wash and put ¾ cup vinegar in the rinse. Rotting fruit [banana? papaya?] left inside the wall, or in/near an air duct. Look underneath all drawers and shelves... for gum or ? Could somebody be using a hairspray, deodorant, powder, shampoo, or soap which has a similar smell [sniff packages and wrappers]? Fabric softener on the towels? New plastic anything?

I love blue and it should go well with the cherry and surroundings (paint a sample board first). I think the key here is that you want a fresh paint job to show your house. So use the paint you have. If the sage green is too worn to show with the house, and if the color is fine with your furnishings (assuming you will show the house while still living there), it will be easier to paint just one coat of the same color, than to switch to a new color that will require at least two coats. Make the rooms look good, but don't do more than you have to. You can't anticipate that a buyer will prefer tan to sage, or vice versa.

Many people cross post because the Kitchen Forum gets more traffic, and the essential planning concepts are very similar. We are very visual, so an actual scaled drawing with measurements (on graph paper or something) is really preferable to a schematic. My initial thought is that you will not be able to get full his/her in this amount of space and have it feel like a master bath. You may be able to do two toilet compartments and share the rest of the space. I am putting two full baths in 13+ x 6'9" so I know it can be done, but one of them is tiny and requires a wall hung toilet. (I had squeezed it down to 12 but figured out that moving things a bit over a foot to gain a foot in the bedroom was not worth it.) But this is an urban house and half the size of yours and I only started with 1.5 baths and will end up with 3, so I have a different program.

Thanks for the feedback! We currently have a main floor master just outside our living room and don’t mind the noise because it’s rarely used. This new house has another living room just outside the space that we would be converting over which would also be rarely used. Additionally we have a tv family room adjacent to the kitchen that the kids will be watching tv on while on this floor. (This new house has 3 living rooms on the main floor which is why I️ didn’t mind sacrificing one of them.) Ultimately, we have decided to save the extra demo costs and update the upstairs master at this time because this house is too big to retire in and its a best fit for a family versus a retired couple who would need a main floor master. We may convert the front living room into a Her office if we can find another space for the baby grand.