Our dryer is in a similar position as this plan. The duct goes through the wall to the garage, then up by the garage ceiling, then about 15’ along the garage wall to the outside. It’s terrible. I’m sure it’s not to code. I mean, it works, but all those turns capture a lot of lint and it is the most incredible pain to clean. I mean, awful. I love our house, but that? I hate it, and I don’t use the word hate easily.

At one point it seems to have vented into the attic, that would be worse. All that humidity in an attic??

And we tried venting just to the garage with a device, but it made everything, like the cars, grimy.

Hmm. I'm wondering if I swap the door from the garage into the home with the laundry room, then that would be less of a distance that the vent would have to run. Looks like it would be less than 10 feet to vent out the exterior of the garage wall next to the existing dining room?

The only cons I see is you trying to take someone else's mistake and trying to fix it to make it your dream, and you make no mention of how it responds to your site.

We chose this plan because it has the square footage we want/need, a layout we like, and an exterior look that we like. I thought my modifications were minor and that it would be easier to make the modifications than start from scratch with a custom plan.

That dining room into a fourth bedroom would be a no. The user would have to walk through the family room, past the front door to get to a bathroom. Also why shrink the master?

Ditch a corner stove top. Terrible to be crammed in a corner. Don’t put sink there either. It limits the space too much and you are stuck with a certain size appliance, like a 4 burner cooktop, forever. Save money by removing bathroom on second floor. Do you really need that? If you finesse the entrance a bit more, you could consider a powder room next to laundry. Then guests don’t have to use the jack n Jill. There are too many doors and closets near jack and Jill. You don’t need a closet in the bathroom. I also suggest some pocket doors over there. My preference would be to rearrange front entrance closer to garage and then you will have more flexibility with the DR space. I don’t care for those types of dining rooms, though appreciate some will use that more than I and use that space as a “show space.” Not sure how you live. You could also save money by doing only shower or shower tub combo in master. You have a tub in jack n Jill and that is sufficient. Again, if you take baths in the master every week, fine. The double vanity looks crammed in there. Not much space. Vanities are generally poorly designed with little storage space. I can’t see your original plan while I type this, so going off memory! Good luck!

I think shrinking down the master bedroom that much will hurt resale value. Also, moving in the master bedroom/bathroom half a foot may make the bathroom feel too narrow. There only appears to be 3' of space between the tub/shower and the sink console as is, so losing 6" is noticeable. (Would this be a code issue?)

Having the breakfast room jut out another 4' looks weird to me. If you really want that extra space, at least add windows on the sides so it becomes more of a focal piece. I'd also suggest NOT removing the door there. If you're worried about space, turn it into sliding glass doors instead of a french door. To have such a large space extended out from the house, defining the porch but without access to the porch seems odd.

I did a quick mock-up on the main floor based on how I understood your changes. It's pretty close to scale. Hope this helps.

What is the site like?

No tray ceiling in master bedroom

Good call. I've never seen the appeal of tray ceilings, and I don't see bedrooms as splurge-areas; if I was going to create a fancy ceiling, it'd be in a room where I'm awake.

Remove door from breakfast area

Yes. Once you place a table in this spot, you wouldn't be able to open the door. Plus, why would you need two backyard doors literally within arm's reach of one another?

Other thoughts on the plan:

- The master bath is a nice, simple design, but the vanity appears to be about 5' (slightly shorter than the tub), which means you don't have space for duplicate sinks AND any drawer storage at all. Storage always trumps repetitive sinks.

- Add windows to two sides of the master suite and the breakfast room. Actually, instead of more windows, I'd like to see a slider between the master bedroom and the back yard -- lots of light and a door for fire safety.

- I don't like the kitchen. No window, and the angle and the island are awkward.

- I'd like to see a pocket door on the kids' bedroom wing. It'd allow you to "block off" that whole wing, either because you wanted to hide mess or because the kids have gone away to college and you want to save on heating/cooling.

- The kids' vanity is awfully small. It'll have no drawer storage at all.

- I think I'd move the washer/dryer to the left /lose the bitty hall and create a larger laundry /mudroom. This will be a dark space, so motion-sensored light would be a positive.Any potential cons/issues? I realize what you

Thank you. Perhaps if I add more windows in the breakfast area on the wall that's on the same side as the sink, then maybe that will add more light.

That doesn't fix the problem. What you want is light from two sides, especially in your main living spaces. This plan can never provide that -- light from the back is blocked by the covered porch, and light from the side is blocked by the two bedrooms. This really is a major issue.

I mean, it works, but all those turns capture a lot of lint and it is the most incredible pain to clean.

Yeah, I had this in my first house. The reality is that when something's super-hard to clean, it doesn't get done as often as it should -- and then it becomes a fire hazard. Ideally your dryer would be placed on an exterior wall so it only has to vent about a foot.
The major con I see is that your garage has more exterior walls than the majority of your interior spaces.

Yes, you want all your public spaces /your main rooms to have windows on two sides -- your garage is better situated than your living room.

If you hang around the forum for a few months you might learn quite a bit and not that you necessarily have to go custom but It’ll give you guidance to do a better semi custom home

Agree. This board is very quick to poo-poo anything that isn't custom-drawn for you. You can find a decent ready-made plan, but -- as the above poster says -- read this board a while, and you'll learn a good bit.

That dining room into a fourth bedroom would be a no. The user would have to walk through the family room, past the front door to get to a bathroom. Also why shrink the master?

The dining room is a weak point in this plan. It's too far from the kitchen for convenience, which means it won't likely get much use. I agree with the above poster that lack of easy access to a bathroom makes it a poor bedroom. However, it could be a great den or study.

This master is plenty big -- it wouldn't be harmed by losing a bit of space.

Last thought: You said in the title you're also looking for ways to cut costs. This house has many jigs-and-jogs around the perimeter, which will raise the cost of the plan -- and will force you into a complicated roofline. These aren't things that add live-ability to the house. If you choose a more simple shape, your cost will decrease. A ranch or a four-square, for example.

Some good suggestions have been made. A couple of thoughts--make sure the stub wall beside the fridge does not extend past the fridge box; you want to be able to open the door past 90 degrees to access an interior drawer. Also, consider a tall pantry with roll-out tray shelves, rather than a reach in pantry.

I added windows to both sides of the breakfast nook and removed the door. I guess the last two modifications won't save money, though. :[

If you swapped the front door and the dining room-turned bedroom, the bedroom‘s door could open to the little bedroom hallway, and the living room would be better defined with the bedroom wall, and you’d have a wall for pictures.

Flipping the stoop is a great idea for the location of the bedroom, but I think it would adversely affect the symmetry of the front of the house.

This is the front of the house for reference

but shows a side entry garage obviously

This is obviously crude--maybe someone else can do a more refined version:

Thank you guys for doing all of this photoshop or whatever special program you have. I love seeing the different visual ideas. I think I actually prefer the look of the side entry garage

Also, consider a tall pantry with roll-out tray shelves, rather than a reach in pantry.

I'd go with a traditional pantry, especially if you're looking to save money. A closet with shelves is WAY cheaper than a large piece of cabinetry with moving pieces.

If you swapped the front door and the dining room-turned bedroom, the bedroom‘s door could open to the little bedroom hallway, and the living room would be better defined with the bedroom wall, and you’d have a wall for pictures.

Yes! And if you place the bedroom door in the upper-left corner, the bathroom would be more convenient. Not as good as being on the same hall as the bathroom, but an improvement.

but shows a side entry garage obviously

A side entry garage would not work well with this house.

Imagine you're the guest who pulls up next to the garage entry ... you're on the other side of the garage /must walk allll the way around the garage with no sight of the door. And no shelter from the elements.

Mrs Pete we like the mountain look (a mixture of stone wood etc).

My guests can walk in through the garage if its raining.

Good points about the pros and cons of pantry vs cabinet... I am still torn on that one

Actually, I rather like the exterior with the door to the left. It eliminates one of the nested gables and the odd little dormer. The layout also makes for a nice “+” of walkways in the middle of the house: bedrooms to bedroom and front door to terrace door.

Thanks for drawing those, mama goose,

The side entry garage is entirely dependent on the size, shape, and terrain of the site.

It will be on 5+ acres. Flat lot so there is flexibility.

On a five-acre flat lot you could do a lovely, graceful, light-filled house like Kristin showed way above!

Mrs Pete we like the mountain look (a mixture of stone wood etc).

I like mountain cabin /lodge look too, but that's not what we're seeing here -- this is a suburban house. Here are a couple "mountain look" houses with stone and wood.

Note that they each feature JUST stone and wood -- no heavy white trim, no shutters at the windows. The stone on these houses is more rustic /not the stacked stone on your example house. Note, too, that the
"mountain look" houses use more wood /heavier wood around the door. In these houses, rustic is the style ... not a tack-on bitty-bit.

The problem with the exterior
you're considering is that it's mostly vinyl siding (2 different types)
... with a touch of stone and a bit of wood. The problem is an excess
of materials and lack of proportion in those materials.

My guests can walk in through the garage if its raining.

It's not just a matter of rain -- it's an all-the-time problem. Here's a sketch-up:

The blue is your driveway. Your friend drives to your house in the red car and pulls to the end of the driveway. It's what you do.

After parking/exiting the car, your friend is standing on the side of your house with no view of the goal, the front door. It's not a welcoming arrival. Even without rain, it's a long, uncomfortable walk.

In general, I don't think "the approach" to the house gets nearly enough attention. "The approach" is a person's first impression of your house, and it begins before the front door.

Your house doesn't exist yet. Why not design it so that you eliminate this difficulty?

It will be on 5+ acres. Flat lot so there is flexibility.

Excellent! You don't have to have a front-protruding garage, which might be necessary/would fit into a suburban neighborhood.

On a large piece of land, the garage you're proposing will look "clumped up" against the house. You need to spread it out a bit.

Is anyone able to make a picture for me of the exterior with the front stoop/foyer swapped with the dining/4th bedroom, but with the side entry garage? That would be amazing thank you in advance you guys are great!

I'd go with a traditional pantry, especially if you're looking to save
money. A closet with shelves is WAY cheaper than a large piece of
cabinetry with moving pieces. But if I understand correctly, in this case the pantry is a jog on an exterior wall, which will add to the cost of a framed pantry.

The best houses have all public rooms and all bedrooms with windows on 2 or more walls. This plan doesn't. Think in terms of the letters, L, H, U, T, I for the best house shapes.

You're on five acres. Why do you need the garage stuck onto the house like a bad appendage in front? Especially since it blocks natural light, and creates problems.

Why not have the garage separated by an enclosed breezeway that could also house the laundry room and a proper mudroom which this house sorely lacks.

This house also lacks adequate storage space. One very small hall closet. No pantry. No broom closet.

I can always tell a house that is not designed by an architect or person of design talent. They add angled walls and hallways because they can't figure out a better way to get things to work.

The kitchen with the angled walls is straight out of the 1980's and means less usable storage.

And no, adding windows on the dining room wall will not make your kitchen brighter. You want a bright kitchen? You add windows IN the kitchen.

Your living room will also be quite dark.

Frankly the only good part of the house is the kid's bedrooms and how they are separated by the hall bath.

And as noted, the roof will be fat and there are lots of jigs and jogs which add to the cost.

Once you start moving the dining room/bedroom to the other side, you're doing major work which will quickly add up in price, not less.

You might do yourself a HUGE favor and look into the services of an architect. There are even architects here online who work remotely. Look up architectrunnerguy.

I think I like the original, but I've always been enamored of dormers--I'd love to have a couple on my house. ETA, in the interest of full disclosure--I have two shed dormers on the back of my house, but I want dog-house dormers on the front, or maybe eyebrow windows, so I can pretend I live in a fairytale cottage. :)

mama goose thank you! but what i need is the combo of those two pics! the foyer in the middle with a SIDE garage entry. THANK YOU SO MUCH!

I am working on a different layout. This plan is from Architechtural Digest. But yes OF COURSE I am going to use an architect, I just want something to show him or her so that they get a solid understanding of what we want and need and then Im sure they will make suggestions. I am using this board as initial feedback. We are in the beginning stages.

Also the covered patio will be a vaulted cover. So Im hoping that will also some more light in as opposed to a one story height covering.

I will post an updated floorplan soon. And then you all can give me feedback on that if you will. Thanks again!

You don't need to take an architect a floor plan. That will hinder them from doing the best job they can.

It is better to create a bubble diagram (do a search here for bubble diagrams) and bring a list of what your must haves are, your wouldn't it be nice to haves and your pie in the sky if money were no object wants. Then put together some idea books of styles you like. Write what you like or don't like about them.

Bring all that along with a topography map of your site.

I know but I am particular about what I want so I would like to have a flexible layout to show him. Thank you though.

Maybe I should make a new post, but this is my updated plan. Excuse the very rough drawing. Yes I will be using a professional. These are just my initial ideas. I took a lot of your ideas into consideration! Let me know what you think.

I decided to do more cabinets instead of pantry. I would like a little storage closet in the laundry room under the stairs that go up to the bonus room. The kids closets are 2 by 9. I guess I could add a linen closet in their section of the house if I wanted too. Added a coat closet. Added storage in garage. Also there will be cubbies/lockers in the garage.

I didnt draw in window placement yet. But I will be adding lots.

Let me know what you think

But if I understand correctly, in this case the pantry is a jog on an exterior wall, which will add to the cost of a framed pantry.

Oh, that wasn't what I was picturing.

I know but I am particular about what I want

Who isn't? Certainly no one on this board!

I didnt draw in window placement yet. But I will be adding lots.

Keep in mind that LOTS of windows are nice, but their placement is equally important. Here's a quick article that might help: http://www.patternlanguage.com/apl/aplsample/apl159/apl159.htm

with 5 acres (we're on 11) I'd suggest the following on your list: (my home includes these so I may be partial)

-A mud room that connects to the garage and back yard with the laundry room near by. Soooo much dirt gets tracked into the house.

-Kitchen on an exterior wall with a large window - 6-8 feet. Put your sink and prep area in front of it. One thing I didn't realize until late into the build is that not only do I enjoy the view but anyone sitting at our island does too.

-Go wide! No reason to have a deep home.

These pretty pictures never show the downspouts, but you'll need them with the valleys shedding water on each side of the door.

You put the bathroom on the corner which gives it windows on both sides, which won’t probably even be able to be very large bc of all of the requirements a bathroom has, like a shower, and vanity mirrors. The bedroom will only have windows on one side.

Your redraw will be even darker. The one good thing is you got rid of the angled walls.

And there's a lot more problems including the laundry room still having a distance to go to be vented.

The laundry is too narrow to do any sorting or anything else in there. Basically in front of the machines you have a standing area of 4' x 5' and then a 3' x 6' hallway into the laundry room? 3' while carrying baskets of laundry? Why do you need 6' of hallway that is narrow into a laundry room?

Why do you need a 6' hallway into the bedroom? And especially one that is narrow at only 3'?

Your master now will be less enjoyable because you put the closet and bath on the outside walls so instead of having windows on 2 walls and a way out from the bedroom, you have windows on only 1 wall.

Where do you intend to put the bed? On the garage wall so now as you walk in, you're walking into the bed? Or on the window wall so now you have nothing to look out onto? And if it's on the window wall, which one of you will have to walk clear around the bed in the middle of the night?

There is still no mudroom and in fact the entry into the house from the garage will be a bottleneck since it's only 4' wide. Now imagine coming into the garage with kids, backpacks, jackets, sports equipment, etc.

You've made all the hallways 3' which is the minimum for code but is actually quite narrow. especially if you add baseboards or decide to hang a painting or two.

And bedroom 2 is against the living room. Will you have a tv on the fireplace wall? So what happens when the child in bedroom 2 needs to go to sleep but you want to watch tv?

You are on 5+ acres. Why is it you want the garage to be the first thing you see as you drive up? I can understand maybe having it front and center if like me you were on a 9100 square foot lot (or smaller) but not on 5+ acres. (BTW: My garage is not the first thing you see as you drive up either.)

And I realize you are particular with what you want, (aren't we all?) but if this is what you want, I'm guessing you'll be quite disappointed when you move in. And that is why I suggested you do a bubble diagram. So you can show the adjacencies of how you want the rooms. That is what bubble diagrams do. They show what rooms are important for you to have near one another but without you trying to play tetris with the rooms.

Playing tetris is not how an architect creates a house. They think in 3D and the land and how the house sits on the land is just as important as the rooms inside.

These pretty pictures never show the downspouts, but you'll need them with the valleys shedding water on each side of the door.

Good eye Mama. Not only that, but if the OP is in an area that gets ice and snow, that can be a place where it builds up. That's a future leak into the house.

No snow or ice here.

I think some of you are used to a much fancier life than we are haha 😅

For example I grew up in a bedroom with windows on only one side and I survived just fine. I dont have the time to lay in bed and stare out a window anyway.

Still appreciating all the points though! Some great thoughts.

Do you really think the living area and kitchen will be that dark with there being windows on all 3 walls of the breakfast area and lots of big windows on that living room wall????

Do you really think the living area and kitchen will be that dark with there being windows on all 3 walls of the breakfast area and lots of big windows on that living room wall????

To answer your question, yes.

My last place was a condo. I had floor to ceiling sliders in the living room and dining area. My kitchen had no windows and the layout was kitchen>dining room>sliders to the outside.

My windows faced due west. Even in late afternoon with the sun low in the sky, the light didn't penetrate into my open kitchen and my kitchen was only 11' from the sliders.

In my second house, my dining room never saw any natural light. I had a 3 season sunroom right off the dining room and it had windows on the south, east and west wall. That room was only 10' deep. No light ever penetrated to the dining room.

I think some of you are used to a much fancier life than we are haha 😅

This has nothing to do with fancy and everything to do with good design. My first house was a small (1600 square feet) bungalow on a 40' x 100' lot with a detached garage. The house was built in 1927 and the bedroom/master bath was added onto in the 60's. Even in that small bungalow my bedroom had windows on two walls.

And my kitchen had an actual window over the sink.

For example I grew up in a bedroom with windows on only one side and I survived just fine. I dont have the time to lay in bed and stare out a window anyway.

It isn't only for staring out a window. It's also for cross ventilation and natural light.

Windows on two sides isn't particularly fancy.

Look at your current plan, and imagine grabbing the sides and stretching it. Garage goes left and up a bit, partially overlapping master but still allowing for windows on that wall. Laundry goes in the mud hall space connecting to main house, which now can have windows. Bedroom 3 and 4 move to the right, allowing both they can family room to have additional natural light. I don't have the tech skills or right program to mock it up for you, but with five acres you can have a much nicer house without increasing price just through some thoughtful design.

I know you want to have something to take to architect, but you might consider a bubble drawing instead of a plan.

Show the architect pictures of your kids, your last vacation, your site survey, and a list of your needs and wants; not floor plans.

One shows a draftsman a plan they want “modified”. They show an architect a bubble diagram and a list of wants, needs, nice to haves and pictures of the style of homes they love

I understand that lol. Thank you.

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@kathryn025 what did you end up building?