Please circle the load bearing walls. Please describe the attic space (height, width, etc.).

The attic is 3’ on both sides of the current primary bedroom, and 3’ on one side of the child’s bedroom. The walk-in closet and bath were previously bumped out so don’t have the attic / kneewall space

The standard bath for years was 5' wide x 8' long. Sufficient but definitely compact. We did 6' wide in our 1/2 bath and the extra foot was a waste; it doesn't get used effectively. So my opinion is that a 7' wide bath is definitely not the way to go, that space would be better appreciated in the bedroom. If you want to splurge a little in the bath, go for a 5-1/2' tub, I think the extra 1/2 foot of bathroom width would be appreciated without detracting too much space form the bedroom.

Thx that is great feedback

Yeah, and I think I'd go with a large shower and a larger vanity, skipping the wet room set-up -- you have a tub in the other bath, and unless you take baths all the time, you won't appreciate the extra work of cleaning around a constantly wet tub as much as you'd like the extra counter and storage space of the larger vanity.

Also, have you asked your contractor about moving the toilet? That little rearrangement could add a ton to the cost of your reno. How are you dividing that big window when you make the two bedrooms?

In you sketch above, you are prioritizing a separate tub over a decent sized vanity. Perhaps that really is most important to you, but I know we use our vanities a lot more than our tub. Whether your space is 5' wide or 7' wide, you really don't have enough space for separate tub and shower without major sacrifice, like a 24 or 30" vanity. That would be a big detractor for me in a master bedroom. I would either go with a nice big shower, or, if you do a lot of tub-sitting, make a beautifully tiled combo unit with a very nice, deep, comfortable tub. Then you've got room for a good-sized 60" vanity. Much more befitting a new master suite.

You said you were trying to avoid an addition?

You have a Cape Cod style house with kneewalls under a partial sloping ceiling in both bedrooms now? To expand into the kneewall space, you have to install "dormers" to capture that space then - does all this work count as an addition? Basically building a full 2nd story with full-height walls instead of the 1 1/2 story it has under the roof?

Correct - trying to get the new docs via adding 3 dormers, or full height walls (maybe w an attic above), VS expanding the footprint back which would need a) a foundation/excavation site work, and b) take backyard space

And yes - think we will stick to just a shower in the master , and or perhaps the tub / shower combo in the kids room will be slightly deeper for a nice soak

Youll be better off moving than doing a 200-300K renovation here. Because you’re really talking about completely redoing the existing top 1/2 story as a full complete second floor. That's a tearoff, leave open to the sky, with water damage below, type of redo. With reinforcing the foundation and ground floor to accept the full second floor height, and hopefully not being forced to redo the no longer code legal stairs to it. But likely being forced to eat up more ground floor space to do exactly that.

Foundation and ground floor will structurally be able to support the full second floor height and an attic

And even if it cost 300k, we’re way ahead of buying a new place anywhere nearby , crazy market etc.

By putting the kid's bathroom in the front closet, I gather that is right over your front door. Is the downstairs foyer all part of the living room, or do you have some walls you can run a stack down? And assume there is a basement to run horizontal to tie in to the main stack?

Yes re basement and a wall to run the stack down. Contemplating a small 2pc on the main floor too.

The basic concept of your layout is fine then. I agree on the master shower only, in a 5'x10'-6" bathroom. And just shift the toilet towards the shower and put a 5' vanity along the back wall.

Once you account for a code-compliant stair they will surely make you redo, the Master door location and 2nd bath wall may shift.

For the 2nd bath your scheme of the tub takes up valuable front elevation wall. I'd probably rotate the tub and toilet to allow a full window.

Thank you ! Yea just my amateur pencilling, our architect is coming over later this week.