The fixtures are Moen Kingsley, chrome finish. (purchased by plumber ) The shower in master is one of their complete 3/4" spa sets, + we bought a separate Moen showerhead...the one that you can switch from rain back to normal....highly recommend this option. Chrome is a rare phenomenon....my wife and I both love it, and it's the least expensive finish option! The kid's vanity is 28", and ours is 42 or 44"...both ordered from Home Decorators, complete w/ granite tops/sinks. ...The vanities is where we saved a bit. We're very happy w/ both vanities. One caveat, the drawers are pretty much wood boxes that sit inside cubby holes..no slides/dovetails/etc....We don't expect them to last a lifetime, but again, I'm happy with what we got vs. what we paid, and the wood finish looks great on both. . ONe caution...plumber hated hooking up the waste to the 28"...that is a very narrow cabinet! flying diver, thanks on the floor comment...it's carrara, so expensive per sqft, but not too much in our small bath! We both love the feel and look of it

thank you guys for even reading my wordy post! and for responding with great/helpful ideas ;) i fixed the google sketchup drawings with correct wall height. alx and lzgdns - i'm not married to an accent wall, but dd wanted bright pink walls and all 4 walls = approx 713 sq feet of azalea pink! good info though, that focal wall has to be focal for a reason. i was trying to do a satisfying dose of pink for her, without losing the light reflectivity of the other walls, and trying to make the dingiest north wall/ceiling area look crisp white by contrast. the ivory on upper half of room now looks greyish-ivory "BM faded orphan dress" thank you for the paint color suggestions, especially on dealing with the northerly light (and website) purply-pinks clash with the carpet for sure. the color dd keeps coming back to is behr's springtime bloom - lol - fun job to name paint colors - BM peptobismol SW benydryl tablet pink FPE chalky calamine lotion would you really paint the ceiling pink too? there is no flat ceiling, it's all on a slope. that's exactly why we want the loft for her - cozy book nook, place where she and her friends will want to be as they get a little older - we wanted the area underneath it to have maybe a desk, storage, bookshelves too - something that i really worry about is that since the light is northerly, putting a loft on the far wall would actually pretty much lower the ceiling over both windows. this has to reduce the amount of light that gets reflected into the rest of the room, making it feel even darker. i Love beadboard, but i have been feeling that it's too out of character with the house to look right. my mil has the similar contemporary 1970s style home, and she has spent years gradually colonializing it - colonial wallpapers, paint colors, furniture. the overall effect is ODD. cottagy finishes in a room with an 15'high x 19'long wall -is it possible? crash&suero, you've both gotten me thinking, corner loft! a triangle wastes a lot of floor space, but a square works maybe? instead of across the room - because the shortest part is useless anyway - the one i drew is directly under the skylight, and has lowest ceiling height of around 4'5" like a staircase but that would take up a lot of space/$, for now i think ladder is best option? i also like that it breaks up the enormous expanse of wall. no kidding if i had a ds instead of dd, i'd do a mural of niagara falls, put fake boulders at the bottom, hang some barrels halfway on hte wall for bookshelves, decorate his bed in lifejacket orange and be done ;) Did another sketch! Loft is around 5' by 8'. Wasn't sure what size it should be but this doesn't block window, and is a golden mean ratio ;) added ladder. hope it makes sense visually. Any thoughts? the wall is pink for fun, will try other paint suggestions too ;) pink does not match actual paint choices. thank you so much! (sorry my messages are so long) my paint color name is: SW chatty blur Here is a link that might be useful: new sketch with corner loft

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May Lee, I would put less weight on the opinions of the people here, and more into research on what off campus college rentals are like in your area. How large are the units, how large are the bedrooms, what are the rents per square foot being charged? Are rentals more commonly by the bedroom or for the entire unit? What is expected in kitchens and common areas? What sort of students choose to live in your neighborhoods? I would aim at attracting graduate students, as they are more likely to be focused on their studies, be quieter, cause less disturbances, and have a greater level of maturity, especially if the schools near you have programs in areas such as medical, law, or architecture. From my experience in being a college student at an urban campus within the last 10 years: 1. Almost all graduate students in most of the US choose to live off campus, unless they are international. Many undergraduate students if allowed would rather live off campus too, because on campus living often either means sharing a bedroom and a bathroom and very little privacy, or you or your parents have to spring for the overpriced on-campus apartment style units. Living off campus is almost always cheaper. 2. As a college student I would never rent a unit without appliances. Unless it's expected that I have my own mini-fridge, and then there has to be a place to put it. Honestly as an adult I would never rent a unit without appliances, but maybe that is a regional thing. In fact, don't allow a tenant to have a hot plate, or space heaters, or anything else that could be an electrical hazard. 3. Most college students that I knew, unless they were really tall had a twin bed or full size bed. Queen beds or larger are a pain to move around, which college students frequently do. I've also had many roughly 10x10 bedrooms and they have worked just fine. Sure, the bed either has to be in the corner or closer to the wall than usual, but only one person will be sleeping in there (another note, your lease should have limits on the number of nights that your tenants can have visitors). 4. That said, the bedrooms should absolutely be designed so that each can comfortably fit a desk in addition to a bed. If your closets are setup well enough, these rooms don't need to fit anything else large. A student might have a small bookshelf or dresser, but they likely won't come with too many clothes.Or if they do, they will need to find themselves a larger more expensive apartment (back to what I said above about knowing your local market). 5. If I am a student and I am on a budget, I will absolutely compromise for a smaller unit if that means that I can get it for less. I have lived in my share of studios and tiny bedrooms. If your space is actually a little smaller than the typical in your neighborhood, and you charge a little less for it, that may work to your advantage. 6. Your common area doesn't have to be huge. If it fits a table for 2 a sofa and a TV, you are all set. My experience with common areas and students is that they actually don't get used a ton. And making them larger just invites large gatherings, which may be disruptive to you upstairs. 7. Is the washer and dryer available to the renters to use as well. Having done it once, I would never again rent a unit without laundry in the building. No one wants to cart their clothes a few blocks to the local laundromat in the rain because that was the only day available to get it done. 8. A dishwasher is really nice to have, but I have rented many apartments both during and after college without them. This is another case where I would see what rentals in the neighborhood have. A couple thoughts on your latest plan: 1. The closet in bedroom 2 being 3' deep is just wasting space. I would make it a more standard 25-26" deep and give that space back to one of the bedrooms. 2. I would mirror the bathroom/closet design of bedroom 1 so that the closet is away from the door and can have a full width bifold door. That will make it more useful. 3. Rethink the shelf in bedroom #2. This should either be a small closet or cabinet facing out into the hall, or delete the stub wall next to it and make this a full height wider cabinet next to the vanity. 4. I second that the furnace as located in the garage is just asking to be hit and banged into, since it hangs out into the garage door. If you have a small car, are likely to always have a small car, and the average buyer in your city also has a small car I would make a dedicated utility closet at the end of one of the stalls, leaving the other side longer for larger vehicles. 5. Most importantly, I think the common area needs another revision. The kitchen is wasting space in the corner, and there isn't a great way to layout furniture in the rest of the space. Maybe there is a way to get the kitchen back on the wall by the stairs, except the refrigerator? I would do a 24" electric stove and 24" refrigerator/freezer combo with a 24"-30" lower cabinet for storage and workspace. If you don't have a dishwasher I would try to fit in a small double basin sink. Upper cabinets should be generous and extend to the ceiling if possible. Try to then get two opposite walls across from each other that are clear to place a sofa and TV.