Thank you all for all the valuable input. To answer your questions: 1. I am planning to add a 3rd full bathroom solely because of need. I plan to use the house for a while (my kids are young). If I am understanding correctly, it would be prudent to add a 3rd bath in this case? The house is tight and I know I will get good use out of the 3rd bathroom. 2. To answer the question from @bry911, I am planning to reclaim about 250 sq.ft of covered (screened) patio space to allow for the addition of this 3rd bathroom. Ofcourse, not all 250sq.ft will be allocated to the bathroom. I presume that would mean extending the living square footage of the house? The patio is covered by the roof but does not have air conditioning. From the looks of it, it might be multiple projects of renovating the house. This includes the following: 1. Addition of the 3rd full bathroom. 2. Relocating the water heater from the laundry room into the garage. Wife wants a sink inside the laundry room. 3. Relocating the Air Conditioner Unit from next to the pantry (5ft x 2 ft) to the garage. Wife wants a bigger pantry. 4. Remodel the 2 existing bathrooms. 5. Add a standing shower outside by the pool. Kids running inside the house from the pool makes the house messy and wet. 6. The roof needs to be replaced. Since my house does not get too much daylight, I would like to add 1 or more skylights to make the house more airy and bright. Can anyone recommend any GC's and architects that they have personally worked with?

Agree with Mark. First thank you for the work you do! Problems I see right off the bat: Your kitchen will be dark with no natural light. Additionally the layout is poor with the pantry breaking up counter space and your not having enough prep space. Most prepping is done next to the sink. Bare minimum for prepping is 30" and that's frankly inadequate. It looks like you only have 24" on either side of the sink. How will the hood over the stove vent? Actual usable living room space is NOT 15' x 15' because you need passage space between island and living room and ideally if you have seating at the island counter, you need 60" between the island and furniture in living room. Based on the drawing it appears you'd have about 42". Actual usable space for a sofa as shown would be closer to 10'-11' from the wall. (In reality, the dining room gives you the true space for the living room too.) Are you ok carrying food to the dining room every single night you eat? (Trust me, eating at a counter gets old after a while.) If you and a partner are on different wake schedules, think how having the master bath across the room from the master closet will impact your waking and sleeping schedules. Hanging clothes can't turn corners in closets. Lots of wasted space in the center of that closet. Bedroom 2 will be seen from the dining room anytime they need to use the facilities. So much for privacy. Bedroom 2 is too small for even a full sized bed at 9' 3". A full sized bed is 54" wide. So 9'3" is = 111". 111" - 54" = 57". You need 3' of walking space on either side of the bed. So the drawing they have is way off. And there's be absolutely no way to open the smaller closet door. I assume you won't use bedroom 3 as a bedroom because if you do, it means they'll have to walk through the dining room to get to the bathroom. Your entry from the garage is a narrow dark passage where you also have your laundry room and no, I see no way to create a decontamination room. I see very little storage. Where for example would you store you brooms, vacuum, etc?

I would try moving the tub and vanity and put the tub across the back wall where the vanity is now and then the vanity could go where the tub is. BTW acrylic tubs are awesome , easy to manouver into reno spaces and so simple to keep clean.

This is all SO helpful and great ideas that hadn't even crossed my mind. Interesting idea about putting the kitchen where the family room is, especially since we will be coming in that back door with groceries. (I hate the stone floor that is in the kitchen right now, it cuts the room in half at a really strange spot and makes the fridge feel really random... the staging also has random cabinets floating on the walls which feels odd). We don't like the pointy arches which is why we want to either open them up adn square them off or put in harmon/french doors if we make the family room the office. We are considering filling in one of the openings to the kitchen/dining to get more counter/cabinet space, originally it was going to be the arch between the kitchen and family room but you all have me rethinking this and maybe filling in the dining room/family room opening instead!. We definitely need to do something with the kitchen because it's too small now for our needs and just not functional. And we don't really need a dining room. We don't even have a dining table in our apartment now because we replaced it with our work from home space! Also putting a stack towards the front of the house with the ensuite is a great idea. I think it's decided based on all this great feedback that our priorities are putting a second full bath upstairs, remodeling the kitchen (or moving it?!), and maybe a powder room first floor. I also really liked the idea of bringing the laundry up so it is more accessible, but the "family room" is on the side of the house that gets the most sun, so I feel like that space should be mostly open, whether it is the kitchen, an office, or a family room. Ironically the sun room is on the "dark" side of the house. If additional info helps—it's a brick house, built 1932, "effective build date" is 1961 (whatever that means?) The sun room is stucco as is the family room and 13x12 bedroom. The middle bedroom has a cedar closet. The bathroom upstairs has a bathtub shower. Heat is from radiators (not sure if I should be adding those to the floorplan?). The house doesn't have A/C yet but we're working with HVAC specialists to put it in (ductless system so cassettes or splits). New electric panel as of last week and as far as the plumbing, it is stacked in the middle of the house and we think it runs towards the sun room end of the house. The pipe is visible in the mud room in the basement, but not in the upstairs bath/kitchen so I just copied the little red box over to approximate it but it isn't exact of course. And again, if we could afford an architect, we'd hire one. The housing market where we live is INSANE. We felt lucky to find this house because we think it has great bones, a nice lot, lots of potential, and was on the lower end of our budget, meaning we have some wiggle room to put our own touch on the home with the remodel. We also knew we didn't want a new build because the new builds in our area all look the exact same, and just don't seem to be very thoughtful or high quality (at least in our price range). It just felt like a lot of house flips rather than well thought out remodels that were lived in and loved by previous owners.