100 year old house, trying to make layout functional and within budget
Hi, my husband and I just bought a foreclosure that is in a great location. We didn't get to see it before we closed (nature of foreclosures!) and I was a bit shellshocked when I first got to. There was no flow to the house and the major rooms like the kitchen were closed off. There is a giant foyer that wastes a fair amount of space because the homes around here were built with two front doors.
Our biggest goal is resale. We want to make 4 bedrooms, keep the 2.5 baths. We do not want to change the footprint. We have lots of ideas but keep getting stymied by layout. We are trying to create as much living space as possible without chunking off rooms.
Currently, here is where we are with plans. I don't like the shub in the master bath - I'm ok not having a tub downstairs. The master closet also doesn't reflect the actual layout because there is a pipe going to the second floor that cuts into that space. We are pushing back the kitchen walls by 2 feet to add a wall of cabinets/a beverage nook so that also narrows the closet space. I also don't like that weird chunk of laundry in the space we'd like to use for living/dining.
What about:
*turning the L staircase into a U (having it turn 180 degrees - see inspo pic below) and using that 9'x6' space as utility/mudroom/powder room (thinking 3x6 then 6x6)
*there is a large almost floor length window in the master bath (see picture below). We can fit a 4x5' shower to the left of it but then there's just dead space before the toilet. That's why I had thought we could add a tub lengthwise but our architect said too crowded (see pinterest inspo pic)
*alternatively, could leave the original powder room as it is. that would shrink the master closet to 7.5'x5'. We could always do "his and hers" closets with that first WIC entering from the master bedroom and the second WIC through the master bath
We tried laundry in master closet, laundry shared with powder, laundry in closet off of master bath. Those were all shot down for convenience of access and consideration for guests.
Basically, I am trying to make a master suite, powder room, and laundry space as attractive to buyers as can be in 3-5 years. We are in the south.
Dimensions currently:
What will be the master bath: 9' wide by 11' long
Current Powder room: 3' wide by 6' long
back living space: 19' wide by 25' long
kitchen with bump: 14' wide by 12' long
master bedroom: 13' wide by 15' long
I would love some help!! Thanks so much
Comments (15)
PROPatricia Colwell Consulting
3 years agolast modified: 3 years agoKatie thanked Patricia Colwell ConsultingRelated Discussions
done 100% DIY 44 sq bathroom in 100 yr old house
Comments (19)Thanks jruter and oylchick ! On the curtain. The rods I had they are tension rods. I just moved them to the ceiling. My ceiling is about 8.5 feet. The outer curtain is a set from ikea. Mostly decorative but if someone needed in the bathroom while someone was in the shower/bath they would provide privacy if closed. The inner is an 84 inch clear shower curtain. For me that was perfect it hits inside the 20/21 inch( cant remember which it is right now) about 6/7 inches in. Since this is a jetted tub it has an air intake that I didn't want it to cover so it wouldn't get caught if jets where on. This one is from bed bath and beyond. But I found a 96 inch online then measured an realized that covered the air intake so I didn't order it. Honestly, I googled 96 inch clear shower liner and extra long shower curtain liner to find it. The fan over the tub is also a light so I wasn't worried about light. I have hung all my curtains at the ceiling in the house and love the look. Tip most ikea curtains are 96 inches or 110 and they come with hem tape so they are a great source for full length curtains. But they didn't have a long shower liner. I will try to grab a picture later....See MoreTrying to make it this year (layout)
Comments (86)Rhome: In my imagination the work zones in the kitchen flow from fridge to the island then move from the island to kitchenet, cooking or cleanup. Its more compact that I realized, and I think it will work. The bathroom has a very small closet in the NW corner, but not large enough to sink the fridge into. Mom2lilenj: The windows arrangement will be OK. I can look out the north window while cooking or doing prep at the island or the north counter and keep an eye on who is coming in the house or what stray dog wondered through my flower bed and scattered mulch all over! Grrrrr, does no good to go yell at the dogs. I may have room to put the W/D side by side in the final plan and change the window and counter. Ill work that out with the architect. The laundry room location is good, finally. Thats so cool, moving your kitchen. Isnt it funny how things go back to the place there were supposed to be? Will you still have a porch? You and Seedsilly live in the deep freeze! I only have to get the heater out when the temps get below 0 and we forget to leave the sink cupboard doors open and the water dripping over night. I hope that is remedied somehow in the new kitchen! DH insisted on carpet in the kitchen because the floors were so cold. We are NOT doing that again!! Seedsilly, I became a wanna be gardener about 5 years ago. Spring is so exhilarating when I can finally work the soil without freezing. Once it gets hot outside, and the rain doesnt come, its a chore to water and keep the plants going. Ive been trying native plants for Indiana hoping they will be better adapted to water conditions here. You are lucky to have original rooms in your house with a paint history still on the walls! The additions are often constructed based on need and not design in old houses. Roof lines dont match, plumbing and electrical is pieced together and from a huge range of materials. Well, did you tune the piano and play it? Im sure your weedy yard is nothing of the sort now. Oh, lots of us know about plans and little money! Youll get lots of sympathy here. Changing rooms, moving walls, switching plumbing and replacing windows are all expensive and complicated. But we dream anyway, and once in a while those dreams come true. I havent been on the bathroom forum, but old wall paper is curiously interesting. Ours had naked Roman women draped over each other and leaning on fluted columns. We saved a bit of the old paper just to laugh once in awhile. Good luck on starting construction this summer. You asked about the computer design program Ive used. It is Better Homes and Gardens Home Designer program by Chief Architect. I ordered it from Amazon. The program is one recommended by quite a few people on GW. I have a bookmark that says "This is where I stopped to rest." This looks like a good place to take some time to mull over things and consider materials and the look of the kitchen because the hard drive my kitchen plans were stored on died today. Guess I've been working it too hard :-( Thanks auchmedden, rhome, sarschlos remodeler, bmorepanic, malhgold, raehelen, houseful, saskatchewan girl, mkitchen, Christy, lascatx, mom2lilenj, and seedsilly, for all your help, suggestions, antedotes, and house stories. My kitchen would never have made it without you. Cotehele...See MoreReady to renovate 30 year old kithen and need help with a layout
Comments (18)I wouldn't knock down the wall to the mudroom since it seems a very important space for your family functioning. I also wouldn't knock down the wall to the living-a) much more expensive since it's load bearing, and it's something you definitely can't do yourself..you'll need a structural engineer to look at that at the very minimum..and have additional support built, and maybe hundred other things b) you strike me as a person who concentrates when she cooks..)) I think being open all the way into the living space might drive you crazy. I might be mistaken of course.. So. One wall option left-the dining. But I wouldn't knock it down completely..try to keep some sorts of partial separation, while adding on counter space.... If you're ready to let the kitchen table go-you also might get almost twice as much of a counter space you have now.. 10 000 budget is tough I must say. Definitely take load-bearing wall out of your list..these things need to get permits and staff..here two thirds of your budget gone, just on blueprints and permits and strengthening the whatever has to be strengthened... With cabinets you can go several routes..say, Ikea. or-Craigslist. people selling whole kitchens when they renovate, and some are not too shabby at all. Configuration might be more of a problem.. What did you have in mind for the countertops?...See MoreReno/Add on ideas..100 year old house
Comments (7)To make this home a better fit for your needs and preserve the architectural character requires a careful balancing of the floor plan and exterior with your lifestyle needs and budget. You can do a sympathetic addition--one that looks like it was part of the original home--or one is distinctly different. To get it right, you'll need to engage professionals who do that for a living. You may find a remodeler with in-house design resources that has a great portfolio and track record designing and building additions or you may need to hire an independent residential designer or architect. In either case, I recommend you get both the designer/architect and remodeler to collaborate with you from the outset--that gives you the best opportunity to achieve as many objectives as you can within your budget target. Best wishes for a successful project....See More
live_wire_oak
3 years agolast modified: 3 years ago
PROLabra Design Build
3 years agolast modified: 3 years agoHere is an option that does a few things:
- Keep most of the walls in place (cost savings)
- Keep most of the plumbing in place (cost savings)
- Keep the better kitchen layout. If you want it bigger you could pull the peninsula out toward the living room and gain more space. I can actually offer a better kitchen layout also that doesn't have the fridge blocking the view from the foyer to the living room.
- Great size and bright master closet.
- Better placed sink in powder room.
- Used some odd foyer space for the laundry.
- Can add some bench/lockers in the foyer on the master bedroom wall.
Weakness:
- Powder room opens to living room
- living room may get cramped to fit a dining table.
Consider moving powder room to foyer on master bedroom wall. (adds cost but allows for larger master bathroom or use that space for living room built-ins etc.)
Enjoy!
- PRO
Patricia Colwell Consulting
3 years ago live_wire_oak
3 years agolast modified: 3 years agoKatie
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