This is our first remodel project and we've certainly learned some lessons. We interviewed 4 companies - 2 design build firms and 2 architects. DH's uncle is an architect in another state and he was our sounding board as we went through the process, and gave suggestions on floor plan. Ideally, we would've had him do our house, but we couldn't afford it. We liked one architect's design portfolio, but decided we didn't have the money to do what they could've designed to really take advantage of their creativity. One of the design build's firm work was more in line with what we knew we could pull off. The floor plan they came up with is a good use of our space. If we had unlimited money, we would've gone a different option. Be prepared to consider options. We were dead set against touching the 2 bedrooms as we needed the space to live in, but the weird walk-in closet in one bedroom was the perfect location for the master bathroom. There were 2 closets in this room and it was minor change - building a 5' wall to close it off from the bedroom and creating a doorway in the other wall for access to the master. This one change made the entire layout work. We did consider minor changes, but they didn't fix underlying problems with layout. That's why people are suggesting you consider relocating kitchen or opening up some walls. Yes it is more to do that, but it costs so much to do anything in the first place and it may be worth it. You won't know until you check.

Will you watch TV here? You could do a grouping of four small chairs at the fireplace and a TV corner left of the traffic lane to the kitchen and opposite the FP. Workable seating could be a small scale or apartment sized chaise sofa with a reversible chaise. This Jane Loft sofa is only 82" wide and the chaise portion can be shifted from left to right for more flexibility in arranging. Locate TV on the stairwell wall with the sofa floating facing it. The long wall can feature an art gallery and console or credenza under it.

It's gigantic. I'd be trying like hell to avoid that. I'd use the dining table in the dining room for a combo desk /office. I'd buy more flexibility.......comfortable flexibility. A tv can mount flat to the wall, With an IR repaeater, it needs no console beneath. The cable box can go anywhere. I'd get a nice deep and comfy 84 inch sofa, put a console with lamps behind. Add two super comfy chairs and ottomans. A nice generous, light and open cocktail table. Lie down! watch the tube! Put your feet up! Add a little ottoman for a perch at the cocktail table. People love to sit and reach a snack. Add a low table between the chairs at the fire......open and light. Ten x 14 rug to ground everything. ( dotted line ) Go set yourself up in the dining room, to work, and just clean up when you have guests !! No matter the sprawl, no more than three folks will ever sit on that beast of a sectional : ) Two chairs and a total of three ottoman plus at least two on a sofa............for gatherings gives you seven seats. A smashing piece of art over the fire too.

Hi Jordan - You're having challenges with this room for a number of reasons. The obvious being the long narrow space, and the second reason being the wide opening to the kitchen. Both reasons are very conquerable! Your fireplace is currently the focal point in your room. You mentioned bookcases on either side of the fireplace. Budget permitting, built-ins would look great with the fireplace and increase the wow factor of the room. It would definitely stand out a make a statement. With regards the furniture, a sectional with the left side backing onto the long wall would make a great conversational area and give lots of room for TV viewing. If you want additional seating, two armless or moderate side accent chairs facing across the couch with the backs to the kitchen would create more seating. However, because of the narrow width of the room, you need to keep the sofa and chairs in appropriate size to the room so that people can pass through the space and the room doesn't feel like its being taking over by furniture. You could put a large square ottoman in front of the sectional so people can put up their feet, relax and watch TV. Behind the sofa in the front section of the living room, you could create another conversation area or reading nook and add additional seating. Your two love seats may appear too small for the size of the room. Also placing them parallel could make the room feel like a bowling alley. You could either draw in sofas to scale on your floor plan, or use an easy software program. to get a feel for what type and size of furniture would look best in your room and for your family's needs. Good luck!