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Bathrooms Building a Home

Help! Only downstairs bathroom as en-suite?

2 years ago

Our home will be a 3 bed, 2 bath - 2 bedroom upstairs share a detached bathroom. The only bathroom downstairs will include a shower, toilet and single vanity. We have the option to put the bathroom door either in the bedroom or in the common area. We don’t have a preference for how
we will use the space.

So, what’s better for resale? The only bathroom downstairs with the entrance through a bedroom or no en-suite bath in the house?

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Comments (13)

HU-660848057
Original Author
2 years ago
I should also add that the bathroom is too small for a double entrance from both bedroom or common area.
PRO
Mark Bischak, Architect
2 years ago
Much is dependent upon the layout of the spaces. A floor plan(s) would be helpful in determining the extent of the concern.
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You are going to want more than 32" for the toilet. 36" is standard (and perhaps even code in some areas???? Not here in Maine but I heard people saying that on other forums...) We have 34" and it feels fine but I dont think I'd want to go much tighter. You could solve that simply by flipping the closet and shower. So, have your shower -rotated 90 degrees and witha glass end wall- at the end of the tub (which is a nice setup you can see in many bathrooms, the tub deck can actually protrude under the shower glass wall and be a ledge or seat in the shower). Then the passageway moves to the left, and you can steal a bit of space from the other closet for the toilet. Either that of have a shorter vanity. 48" isn't a size I'd fight for. It's too short for a double vanity, really (unless you're using one of the new two-faucet 'trough" styles) so why not go down to 42" and have a better toilet area? For resale, though, you should consider a double vanity. Some people I guess expert truly huge ones, like at least 5+' long. But you CAN get smaller ones, Ikea has some great ones for tight spaces. But if you're not selling anytime soon, do what YOU like!! (But I still think you'll want more toilet space...)
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I'm assuming from what the OP said that they don't want or need hall access to a bathroom that one of the bedrooms isn't going to be used as a bedroom. I also LOL at how home builders are so overspecific in naming the rooms on their floorplans. Like everyone wants a game room in the middle of all the bedrooms and home office, just the thing to ensure a good night's rest or undistracted working at a desk. One small item I find really irksome in this floorplan: the door to the master bathroom toilet room is ideally positioned to (a) block the entry from the bedroom when open, which it assumedly would be when not in use, and (b) whack the person using the sink when unexpectedly opened from inside. Also, that door to the upper left bedroom is a weird one. Perhaps to keep it from blocking access to the J&J bathroom when open, it's hinged on what would otherwise be the wrong side. As it is, especially since the bedroom closet extends further than the door opening, the door must be opened an awkward 180 degrees to enter the bedroom from the hallway. Another reason that favors making the upper right and lower left bedrooms the two en suites. This post was edited by lee676 on Wed, Jan 21, 15 at 15:32
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IMO, the master bathroom is too small. 30" for a toilet (the minimum allowed) and 30" a vanity is tight even for a guest bath. Your closet is huge proportionally. I would take at least 2 feet from the closet to add to the toilet and vanity space (48" vanity and a 36" space for the toilet) because I would much rather be cramped in a closet than feel cramped in the bathroom. You could also take a few inches from the shower. 5' 34" showers are very common and plenty of room if you are not a large person.
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Right now, your post is kinda, “Buying blue car. Help”. You haven’t provided any useful information. A measured layout of the house is required. Pictures of the exterior and roof line are required. Where the main drain of the house is is required to be indicated on the diagram. Septic or sewer is required. Foundation type is required. Location is required. Low medium or high budget is required. An actual budget number is required. A real one. Not a made up TV one. You will need professional involvement. Permits must have drawings. If you can’t provide all of the information needed to add to the post, then hire the pro now. Don’t even try to DIY plan this. Part of the test of project feasibility is the ability to provide all of the needed information. https://www.remodeling.hw.net/cost-vs-value/bathroom-addition?y=2019 https://www.remodeling.hw.net/cost-vs-value/bathroom-addition-upscale?y=2019
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ladybug A 9a Houston area
2 years ago
last modified: 2 years ago
Having lived in a 3/2 for 11 years, fist with 2 people, then with 2 adults and 2 kids and lastfew years with 4 adults and 2 kids before we had to move to maintain sanity, let me ask you a couple questions:

How many people will be living full time?

How many times will you have overnight guests?

How many times do you entertain and are you OK with guests using your master bath?

There is no right or wrong answer, for me personally having a Powderroom is absolutely critical. Is that an option at all? Of course you may not it based on your lifestyle.
HU-660848057
Original Author
2 years ago
We’re in the process of reconfiguring the layout to add this extra bedroom, so I don’t have anything to share right now. I would say we are a young married couple who won’t have kids. We will use the space as a “snug” so we don’t mind the door in either place. I want to know mostly about what most people prefer, as it won’t be a forever home. I want to try to make the best decision for the next family. Adding a power is not an option.
fissfiss
2 years ago
Public art in Dallas….
fissfiss
2 years ago
Oops wrong thread!
ladybug A 9a Houston area
2 years ago
OP, I would not worry about the next family, who know what they would need. If it's only the two of you, I'd make the decision based on who your guests would be and how often people visit etc.
dan1888
2 years ago
last modified: 2 years ago
Since you're not using it as a primary bedroom it doesn't need a connection to the bathroom. But the floorplan will really determine how the entrance affects the rest of the space. An entrance off the kitchen or dining area would be one I'd want to avoid. And a guest can always go to the second floor. It'll work fine.
PRO
Mark Bischak, Architect
2 years ago
How did you get to this point in the design?
HU-660848057
Original Author
2 years ago
Mark - I’m not sure I understand your question. We designed a narrow, modern home and the City passed an ordinance in that time that requires our home is wider than what we designed. We have to now add about 12 feet, so we’ve added a bedroom. But we’re working with our CAD designer now go figure out the space.
PRO
Mark Bischak, Architect
2 years ago
last modified: 2 years ago
That gives me the information I was looking for.
suzanne_m
2 years ago
last modified: 2 years ago
If the common area will be used as a 'family room', I would put the door on the common area. Is it possible to plan the layout of the bathroom in a way that if the next owners want to move the door they would have that option?
WestCoast Hopeful
2 years ago
Common area for side

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