Personally, I would not bother with a powder room. I know lots of people with similar layouts and square footage ( recently built) that have a bathroom shared with bedrooms off a hallway like you do.

You could put it at the front of the laundry room and then walk through to the laundry. Not ideal, but not horrible. The hall bathroom is so close, though. I'd forgo the powder room if it was me.

Yes we nixed the powder room in a final round of cost cutting when the center of our home was pulled in to eliminate a bump out. 2700 sq 3br 2ba. Like you say, maybe not ideal but it is what it is. I think 1 time I missed having that 3rd pot and sink. I would just move forward.

Kayozzy, JJ, and Karenseb, thank you. I felt the same, which is why we planned it this way. Our realtor friend said locally that all her buyers expect at least an additional half bath, and that it would negatively affect our value, which is my hesitation.

er612, THANK YOU! I like this version much better than taking it from the pantry. This way, kids can use it when they've been playing in the yard, etc. If I still wanted the closet, would I move the laundry sink down a bit and put it at the top of the room across from the lockers?

Skip the powder room. The existing bathroom is fine imo. But lose the acrylic tub and do something nicer looking such as a tile shower or cast iron tub with tile surround.

Bedroom 2 has a generous closet that is almost as large as the room. I see nothing wrong with taking more space from the closet and creating a powder room and a closet in the laundry space.

And I would make the laundry room closet bigger as mrs. Pete suggested. You will love the large closet for shoes, coats, Dyson charging outlet etc.

Get rid of the double sinks in the 2nd bathroom, and put the tub behind a pocket door, effectively creating a half bath in front of the tub / shower area and it can easily pull double duty. There's not enough room for 2 sinks there anyway.

Ilove Red, yes, I plan to do tile in the 2nd bath. I'm looking forward to a closet in the mudroom for exactly those reasons! Even with lockers, big bulky coats need a closet. And we'll put an outlet in all closets.

Just_janni, we are planning to do just that! A friend with two teenage daughters suggested it so someone can shower while someone else brushes their teeth/uses the toilet/etc. I loved the idea and want to do a mirrored pocket door.

Shrrlpp, bedroom #2 has a huge closet! Much more than she needs, and she won't miss the square footage for a powder room. I'm thinking I would then move the closet up across from the lockers to replace a few cabinets and probably the utility sink since there will now be a sink in the powder room a few feet away.

I'd also suggest only a single sink in the 2nd bath. You're losing both storage space and you'll really miss the counter space. Our current 2 bowl vanity is bigger than that, and I really miss having more counter space.

I do like the idea from er612, especially for quick trips insidev with the kids. Just don't forget guests will be going through your mud room/ laundry room. May not be an issue, but just something to consider.

Ashley, it just means we have to keep it cute and clean, lol. Still having a closet in the mudroom would help with that. And yes, great point about the double sinks. The kids will need counter space in there.

I like the option of adding it to the mudroom. We have always had a bathroom near our mudroom and it is the single biggest regret I have about our new build.

Can you please post the entire first floor in a jpeg that can be blown up and actually read? That would help........: )

Jan Moyer, sorry! I'm not the most tech savvy. Does this work?

What does your architect* suggest?

* If the person designing your house is not licensed by the your State to practice architecture, please do not refer to them as an "architect".

Wow so much wasted space that could have been much better designed for instance that pantry could easily have been done with a PR and a wall of pullouts with more storage than what you are getting.So many spots where a PR could have gone with a much better interior design.

Please begin anew with a real architect. Why?

To be "squeezing" a powder room, a necessary fact of living into a first floor that is over 2500 square feet is .......ABSURD. You have wasted space, ( can't fix it , can't see the details well enough for the attempt. ) . You are walking through a laundry from the garage - I'd avoid that for many reasons.

Bottom line? MUCH room for improvement

I LOVE walk-in pantries and HATE pull out pantries. Ignore the naysayers on that.

We aren't doing a powder room in our new build. We have a hall bathroom that will serve as a powder room for the random guest and as a bathroom for the two bedrooms on that side of the house. However, those bedrooms will be occupied by boys for now SO I'm relegating them to the bathroom in our basement that will be at the bottom of the basement steps (steps are right beside their bedrooms) for their daily showering, brushing teeth, etc. Our two girls have their own bath to share upstairs. I did not want one more toilet to clean since four will be plenty. I also preferred to have the space in our HUGE walk-in pantry (~7x14) because it allows us to have an upright deep freezer and an extra fridge in there.

I'd change the design to have a reach in-pantry facing the kitchen, and then take the space from the coat closet and remaining pantry and make that into your powder room. The pantry as designed will have wasted/hard to use corner spaces and a reach in will actually be more useful.

Could the pantry be a reach-in instead of a walk-in? It can have almost as much storage space. Then the remaining space could be a powder room, with a small or high window to the front, and a door to the front hall. Front closet can be small.

Oh, not that you asked, but for the master bedroom, where will the light switch be? Will it be easy to flip when you are at the double doors?

Mark, it was designed by an architect. I've walked through a similar version of a house he designed and loved it.

Jan, thank you for your thoughts. This was designed by an architect. I wouldn't call two bathrooms "absurd" or a "necessary fact of living." We've lived just fine in a 2800 sf house with two bathrooms. However, I want to maintain the value of this investment, so I'll add a powder room if that's what future buyers would like.

I actually love walking through the laundry room/mudroom off the garage. I've had it in several houses, and it works great for us.

Shead, I also dislike pull-out pantries with a passion! We're going to remove the foyer coat closet and make the pantry larger--this will allow it to be an actual walk-in and add shelves on every wall.

Patricia, I think if I remove the foyer closet and make the pantry larger, it'll give shelves on every wall and increase the storage space. I don't like pantry wall pull-outs/reach-ins, and I have one now.

Sammie J, I was thinking that if I removed the guest coat closet and made that all pantry, it would be more usable and an actual walk-in--it could have shelves on all walls this way, I think.

pbath, I could do that. It might be the easiest solution, though I love walk-in pantries over reach-in (we have that now--not a fan). I'm thinking of putting the powder room in the mudroom and replacing the closet and stealing space from bedroom #2's enormous closet instead so I can keep the pantry.

We're changing the plan to single doors for the master and office/den (single french door with glass for the office) for just that reason. It looks beautiful but maybe isn't super functional IRL.

There has to be a way! I live in NYC,own a small condo with two bedrooms and 2 baths. Myself and my husband are both retired and are looking for a home in another state.
Have seen affordable homes with 1.5 baths. I will only buy a home with 2 full
baths. Currently I have a 3/4 bath off of our main bedroom
Full bath is at the end of a hallway, allowing guests privacy.
Probably not good for your needs,
sorry, however a guest bathroom is a priority. Wishing you years of happiness in your new home.

Kathleen, Thank you! And I agree. To keep the nice pantry, we're going to put the half bath in the mudroom where the current coat closet is and eat into bedroom #2's huge closet. :-)

I would think the entry closet would be helpful for resale, no? I guess it depends on where you live. Here's an option that expands the pantry while keeping the coat closet in the front entry (the area in red is shifted 8" (or so) to the left so the wall behind the lockers is flush with the linen closet and the laundry counter aligns with the washer and dryer)...

As a guest, I'd rather wait my turn to use a larger, more comfortable "private" bathroom than squeeze into a teeny-tiny powder room. And I used to love elbow fights with my sisters as we jockeyed for position to spit our toothpaste into the single sink basin. Maybe it's my age, but I think it's bizarre how many bathrooms are "expected" in houses nowadays.

hu196, It would be 5" by 4" or 5" by 5", so it wouldn't be tiny. We can easily take 3" from the big bedroom closet to make it spacious. I do think it's crazy how people expect a bathroom per bedroom these days, or more. But I also don't want to shortchange the value of the house when it's not hard to add, now that we've found a good spot.

" = inches

' = feet

"I do think it's crazy how people expect a bathroom per bedroom these days, or more."

The four bedroom bungalow I grew up in had three bathrooms. The one in the house remodeled a bedroom years after the house was built in 1900, the other two bathrooms were behind the barn.

You could fit one off the master/den hall if you go with a single door entry and rearrange a little.

Shower shifted to the right, linen moved and widened, separate sink, move bathroom door:

Re work the mud /garageentry with your architect. With very minor give ups. Stack the W/D with front load and a simple stack kit for 150.00 bucks

Inches.....a little here, a little there. It adds up.

cd7733 Thank you! It's very hard for me to visualize unless I see it. Thank you for mocking it up for me. I appreciate it. I'll show it to my husband tonight.

JAN MOYER thank you for taking the time to draw this up! The laundry room/mudroom is about 8 feet wide, though we can take from the closets for the powder room. I like this but I'm not sure if the square footage is there to separate the washer/dryer, have a walk through that doesn't seem crowded, and then that cool closet.

@ Kyla

YES. You can, I took a little bit of the bedroom walk in closet, you don't need a "hall " to the bedroom, and it is VERY easy to stack a washer/dryer when using front load appliances I can not perfect it. I could if it could be printed to scale, but I'm not inclined to make a trip to the vast copier, nor to scale this to perfection. Pleas. Go BACK to your arch, the one you paid, , and challenge him to do a better job.

Nobody with this size home doesn't have a dedicated powder room. It's a bad value, whether YOU think you need it or anyone else here thinks "it's just fine" to get by without one.

A horse and buggy can get you anywhere within reason. Doesn't mean you would not prefer the automobile.

Another thing to think about....if this is for guest use, I would want it over at the den (like cd7733 shows) so the guests don’t have to go through the mud room to use the powder room.

The OP acknowledged the resale consideration as a key reason for redrawing the plans to include a powder room. No need to beat a dead horse & buggy.

Yeah.......... because even the OP would prefer the auto. or the suv...........: ) I wasn't talking about the "next" owner.

Touche :)

JAN MOYER I agree. We've contacted the builder and architect and will make this work to get the powder room. Thank you.

(a Friday answer on a Thursday night)

OMG, that took me a few minutes, @Mark Bischak, Architect! Outstanding!

Always willing to help.

JAN MOYER and hu1967910 The OP agrees that she would like the SUV, lol. :-)

Mark Bischak, Architect For the win! Thanks for the laugh. My 14-year-old son would probably like this, actually... :-)