Building- 2 bedroom 2 bath on ground level of house - help
May Lee
4 years ago
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Mark Bischak, Architect
4 years agoMay Lee
4 years agoRelated Discussions
Ensuite #2 for bedroom #3 renovation (work-in-progress)
Comments (117)@apple_pie_order We will likely do the laundry room/guest bathroom renovation before we do the blue bathroom for my mother. That way, when we do start working on Mom's bathroom, there will be one she can use. I need to clean up my room. It's got too much junk in the way for her to easily get to the bathroom. My brother using my bathroom is short-term, but I eventually want to add some shelves, possibly cabinets, etc for more storage. I want to have storage for toilet paper, wet wipes, tissues, etc. It's so nice to be able to take a shower whenever I want instead of having to drive over to my friend's house and hope no one is doing laundry or having people wanting to come in to use the bathroom while I'm showering (friend only has the one bathroom). I made a To Do list for the bathroom (in no particular order) Remove tools & junk-- find storage for them Clean up floor & counter Install robe hook Move or trim peg on board with pegs that interfere with door Fix cut joist under the tub Cut access panel under tub from closet Change out overflow & drain for tub Replace faucet & lavatory drain Replace S-trap with either in-wall vent stack or AAV Open up wall behind toilet to examine any pipes (possibly merge tub vent) Sand & paint vanity Install new hinges & pulls on vanity + magnets to help doors stay shut Sand & paint dresser Install new knobs on dresser Sand & paint door Put mirror on door Sand & paint rough wood trim all around room (door, window, ceiling, etc) Replace trim on vanity with pvc cove moulding Install beadboard, chair rail, and baseboards Replace triple toggle switch with new 20Amp triple rocker switch Replace old GFCI with new Add light switch next to GFCI for vanity light Install vanity light Install light over shower Install bracket to hold mop and broom Build new mirror frame & install new mirror above vanity Figure out some storage for bath slippers It seems like a long list, but hopefully it won't be so bad. I'm thinking shelves or cabinets over the laundry cart will help. I might make cabinets though. It can start as shelves and I can add wood to make them in to cabinets. I was going to raise the toilet up with a platform, but it seems to be ok for now. I might add a small grab bar later on to help me get up if I start to have problems....See MoreWould you ever buy a 2 bedroom house?
Comments (52)Just did. It's just the two of us & we just bought our 2/1 retirement house. We have several years to get it ready & will use it for weekends until we're ready to go there full time. Might eventually add another bathroom, but might not. We're going to renovate the one we have with a walk-in shower to make it easier for us as we grow older & I'm sure we can live with just one. I know a lot of people prefer a bigger house to accommodate guests (& stuff) but with the money we save on a smaller house, utilities & tax we can put them up at a local B&B when they visit & still come out way ahead! My parents stayed in the large family home too long because they wanted us all to have our own rooms when we came home - even though all of us were almost never there at the same time - maybe twice a year. The rest of the year, they had to deal with all of the maintenance required on a 4/4 with large yard, etc. Our primary residence is a large 3/2 and that's cool too - just takes me longer to clean, more money to heat/cool & lots more money in taxes. We can, and prefer to live small rather than large. Our last residence was a 1/1 farmhouse & we loved that too. Had no problem selling it either....See MoreWorth it to make a 2-bedroom a 3-bedroom?
Comments (7)Talk to a realtor in your area who can give you hard numbers. However, I would have to say that the project is only worth doing if you are able to incorporate that half bath into a master suite and add a shower or tub/shower. Depending on what type of footings were dug for the garage, your project may require demolition of the garage and new footings dug before you can use the space for living quarters. If the realtor gives you an idea of the numbers on this as far as any gain in value to the home, you will then need to contact your local permits office and find out what type of permits and inspections you will need to go through to do this. Do not even think of doing it without, as it creates a big nightmare for you to have unpermitted work at any eventual sale time. Plus, lots of neighbors just live to turn you in to the codes people. Then your third stop is a structural engineer to be able to assess the scope of construction needed for the project. As previously mentioned, the foundation will need assessing, as will the existing walls and roofing structure's ability to be insulated to current code without affecting the required head height. It could be a really simple project, or it might not be. After you have gathered all of the above information, then it's time to develop a written scope of the project with all of the specs for the products that you want to use and the structural requirements of the engineer. Then you use that document to seek bids from contractors so that everyone is bidding on the same project with the same products. For a mid range master, expect costs to come in somewhere between 120-140K if you have to rebuild from the foundation up. If your foundation and existing walls will work, then you can probably shave off one half to one third of that amount. If you DIY everything, then maybe one half to one third off again. So, between 30K and 140K depending on what the reports say and how handy you are....See More2 options for bedroom/bath addition - which is best?
Comments (14)I'm reposting this from the OP's original thread as another option. The OP sent me the plans and I played around with them a bit more. I understood that she couldn't really change the exterior except for the bump out where her bathroom was. I got rid of that and moved it in so the width is the same but without the bump out in the upper right corner. She has some real concerns about this version and isn't sure she wants to give up some things as she'll comment later. However here are the changes I made: I made the hall a straight run from the foyer. No more maneuvering around a jog. Bedroom 1 is the same size but now the bathroom for bedroom 1 is next to it as opposed to having to walk across the hallway. I didn't put it in, but there could also be a pocket door from bedroom one into the bathroom so the au pair wouldn't even have to go into the hallway. However now at least it's right next to the bedroom. Also now there's a window in the room. I moved the laundry to the other side of the au pair's bedroom. This room now has a window and also now has a much shorter run for the dryer. In the laundry the cabinets opposite the washer/dryer can be used not only for additional storage but also as a broom closet and linen closet. I flipped the master bedroom to be on the living room wall. The master is now a foot shorter (but still deep enough for a king sized bed and a dresser on the opposite wall). My thinking was the living room has cabinets that would help block any noise and now the master bathroom and the master closet will act as noise blockers between the boys bedroom and the master. The master toilet room became a bit narrower but is still about 37-38" wide. If the OP doesn't get a 6' tub they can make the shower a bit longer. The boy's bedroom is the same size as before and while I don't love the idea of a bathroom taking up a corner, I couldn't figure out how to put it between the boy's bedroom and the playroom without losing too much space. The playroom now becomes a separate sanctuary where the boys enter their bedroom from the playroom. The problem lies in that now the playroom is smaller. I'll let the OP add her thoughts. bardzil, had suggested to me concerns about turning the plan into a four bedroom house instead. Here is my suggestion for if she ever wanted to turn it into a 4 bedroom house. However the smaller playroom is still an issue but then again living where she does, I'm guessing the boys will spend lots of time outdoors? (In this version, I didn't add in the window changes.)...See Morecpartist
4 years agoMay Lee
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