can we see the house? outside and in, please.

1. do you need 4 bedrooms in 1400sft?

2. are we locating the washing machine here to simplify plumbing?

3. assuming that one wall in the kitchen is load-bearing?

4. no coat closet?

5 why are there two hallways?

1. We would like to keep the 4 bedrooms just for the resale value it brings.

2. The washer and dryer were already located in that spot when we purchased it and its just an eyesore to me to walk in and the first thing you see is the washer and dryer. I attached a picture from the front door viewing in so you can see what I mean.

3. The wall in the kitchen is not load-bearing but we don't really like the open-concept kitchen layout

4. There was a coat closet but we removed it to open the space up a little bit.

5. So sorry about the two hallways, there is only one hallway located between the kitchen and the living room. This was my first time ever trying to sketch something on a program and I entered all the measurements correctly but somehow I got that extra little bit of space

Thank you for the layout! Do you not think opening the garage up to add more sq footage and an area for the living room is a good idea?

Thank you!!

I would not want to loose the garage personally, infact I would put the washer and dryer out there and create an internal access door from the house (lke my drawing) Then you could have a closet and or more kitchen space.

You mentioned resale value. I think if you put an island where the wall is that would be more exciting to buyers. maybe there is a better way to approach that.

other thoughts are:

making the sliding door foot print smaller and doing french doors. possibly even moving them do the dining area and eliminating the back door in the kitchen. Then add a window to the living room ( this is a dark house)

I wouldn't recommend losing the garage either. Do you only have one bathroom? Is this house on a slab or over a crawlspace or basement?

I agree with you, this is a dark house! Removing that back door in the kitchen is a great idea, then extend the counterspace past that. I was also thinking of replacing the window in the back left corner (dining area) with a smaller sliding glass door for easy access to the backyard?

We have 2 full baths with one in the master bathroom and one in the hallway which is very tiny (a project for another time). We also have a crawlspace - no basement. If the garage was to be converted we were planning on building a detached garage on the side of the house. I posted the picture where it would go. Of course we would remove the tree.

Our end goal is flipping it. We will be staying there for less than 5 years most likely.

If you use the garage and build a new one, you have to move the driveway as well, nothing worse than the "oh look they converted the garage" driveway lol.

I would agree a spacious 3 bed in better than 4 tiny rooms, where is the 2nd when looking at the plan?

If you were to use the garage, I would not use it for the living room, I would make it the master bedroom, walk-in closet and bath. then covert that small room next to the kitchen as a laundry room

When the master is separated from the "kids" rooms it gives the house a whole new feel

Thank you for all your insight. We have taken your advice and have decided not to convert the garage but rather move the washer and dryer out there and open up the area where it was before. My husband is wanting the open concept but I'm afraid we will lose area to put our appliances and counter space as well. I don't know if I'm wrong in thinking this way but I also feel that if we had an open concept it would make everything more "squished" together, like the island then a few feet away the couch. I uploaded this blank slate of if we opened it all up. Would you be willing to give us a couple of options for layout? We are wanting to have a walk in pantry incorporated in there somewhere. We will have a double wall oven and stove in the island.

Thanks so much!!

I agree that a 3 bedroom is better in that amount of square feet.

Also, to have three bedrooms sharing one bathroom is not great, either.

If all the other houses in the immediate area have a garage, I wouldn't lose the garage.

Also, feel free to add walls anywhere in the floor plan if you want. We are open to anything :)