Thank you so much :)

One more question please, do we center the fan with the fireplace?

I think if you layout furniture in the space to scale it will help answer a lot of your questions about the space.

Makes perfect sense...thank you :)

I think your photo shows taller than 12' ceilings. This is a room with 12' ceilings and no beams.

I had the same issue and went with a flat ceiling. I centered the fireplace on the wall, the ceiling fixture and the other lights on the fireplace.

I have a slightly larger great room with 12 ft ceilings and beams ... the ceilings won't feel too low. I have 10 ft high multi-slide doors which makes the most impact in making the ceilings appear tall. You want to make sure your windows and doors are scaled to the higher ceilings.

I have a chandelier in the space, centered in the room, but the furniture is not perfectly centered on the chandelier. There were other variables that had to be considered. It is fine and no one cares.

Agree that the inspiration photo has higher ceilings. Probably 14 ft ceilings.

My ceilings are 10' btw.

Kristin, you are correct, the ceilings in the picture are 15 foot. Sorry, I should have mentioned that. Thank you for posting the pic with 12 ft ceilings, really helps me :)

Your inspiration photo also shows the beams going in a different direction than the floor plan.

chispa, did you add beams like in my inspiration picture or did you go with low profile beams? I know there are different ones to choose from. My windows are 8' tall and with the smaller windows on top it goes up to 10' 8"

Michaela, similar to the inspiration photo. My beams go all the way across, no tray in the 12 ft ceilings. We tested a few beam sizes and 12" w x 8" h looked best in this space.

The total window height looks good to me. Personally I don't like transoms, so I used larger windows.

BTW: Doing a tray with the beams inside like that are a builder's special design. If you still want to use the beams, i'd do them on the flat ceiling.

Note that your inspiration doesn't have a tray and the beams are going horizontally so they look like they're part of the actual structure of the house. Meaning they look like they belong there and are not just added decoration.

Agreed, I like the beams better on the flat ceilings. I really appreciate everyone's help and remind me not to build another house :)

This is what our Archtect did on daughter’s side of our duplex with a very similat layout.. We did it to gain some closet space upstairs, but it works well to define the walkway. Instead of thr vault you could just drop the walkway ceiling to 9’ or 10’ (whatever your ceiling height is in the kitchen and leave the living area defined by 12’ and beams.

I do not like the builder's suggestion. I would keep it as is, eliminate the tray, and if you're determined to have beams, turn them to run parallel with the kitchen island and go from front wall to back wall with them.

Can I ask how everyone feels about adding beams to a 12ft ceiling. Would a plain flat ceiling look ok? We're getting ready to start framing, so once the sheetrock goes up, I'll get a better idea but am interested what everyone thinks, talking through this helps me so much.

Builder also had another idea on how to make the tray ceiling centered, I'm going to attach it, but I can't visualize what this would look like finished. He called it a dummy wall on each side, not sure how to explain it.

It really doesn't matter how the rest of us feel about it ... many here don't like any beam that isn't 100% structural! Mine are boxed beams that are purely there for decorative reasons. There were placed by my architect, so I'm sure he made their position look as real as possible, but I wasn't trying to fool anyone. Just a decorative details, just like the crown molding in the room that didn't get beams.

Look at photos on Houzz. You will see all types of beam designs and uses. Decide what YOU like.

These photos are ones I have in the Ideabook I made while designing/building the last 2 years.

Flat high ceilings with beams all the way across.

Modern Spanish Style Home · More Info

Hilltop Hacienda · More Info

2017 ARDA - Custom Homes - Royal Oaks Design · More Info

Beams inside a tray ceiling. Myself, I would have skipped the tray. I don't like the stair-step effect on the left where it meets the lower kitchen ceiling.

Modern Spanish Revival Home · More Info

Beams inside tray. Not as bad the way this one was done.

In The Spotlight · More Info

Really high ceilings with flat ceiling and beams across.

Westlake Project · More Info

2017 ARDA - Model Homes - Southwest Design Studio, Inc. · More Info

You're going to have an issue with furniture placement if you pull the fireplace to the exact center of the room. You really need to get the mindset that the path from Hallway #2 across to the pantry, etc. area is not part of the functional space of the room. You need your furniture to be centered on the fireplace closer to the back of the house.

As for the beams on a 12' ceiling, it would probably be fine, but just make sure they are proportional and look functional. Therefore, I would run them the same direction as the ceiling joists run, which I assume is front to back.

Here's a photoshop of what I'm talking about with two different spacings for the beams. One would have the chandelier hanging down from a beam and the other would have the chandelier hanging from the ceiling halfway between two beams.

Builder also had another idea on how to make the tray ceiling centered, I'm going to attach it, but I can't visualize what this would look like finished. He called it a dummy wall on each side, not sure how to explain it.

Forget it. Like I said, it's a builder idea. No architect worth his/her salt would ever do something like that.

Can I ask how everyone feels about adding beams to a 12ft ceiling.

Beams on a 12' ceiling would look fine as long as they look like they're structural and not pasted on inbetween a tray ceiling. If you do it like shead suggests, it should look fine. I assume the look works with the rest of the house design?

I would not do this:

Pass the salt please.

Would functional beams rest over windows?

Ok, everyone this has been very informative and has helped me tremendously :)

We have other changes the builder made that are giving me heartburn now. I should have posted them in the beginning...sorry. First, I thought we would just leave them, no big deal but now I have serious doubts.

I circled the area in question Hall #2, AV closet & tiled bench in our Master Shower. First picture, circled in green was the original before changes and second picture, circled in blue is after changes. The hall area and bench in shower just don't seem right to me in the second picture.

We still have to time to fix this and if you guys could give me your honest opinion one more time I would really appreciate it. Sorry for all the questions but I'm so worried it won't look right :(

For me, the whole point of a bench in the shower is that if you aren't well, you can sit down and shower. Neither your original and changed one do this, as it doesn't look like you have water near the bench. My shower is more rectangular, so I have a wall mounted shower head on one end and a handheld on an adjustable bar near the bench at the other end. I can stand or sit and be able to adjust the handheld on the bar for whatever height I need.

In my new build I skipped built-in benches and made space for teak benches in the showers, but still did the same shower head set up.

I did 2 heads in all the shower. Having a handheld also allows you to easily clean the shower, wash a dog, fill a bucket, etc.

This is how I did it in my previous house. The wall mounted shower head is on the right wall, but you can't see it in this photo. You can see the handheld on the adjustable bar. This bar from Jaclo is also designed to work as a grab bar (most of them are not).

Why is your builder making these changes? Has he built this house before?

Also hard to quickly see issues and compare when you current plans are a mirror image of the original plans!

^^This, exactly: Why is your builder making these changes?

I never comment on these Building threads, but I cannot help myself today. You say you haven't started framing so you are okay. Take a breath.

These changes should be discussed on site during an OAC meeting. Builder points out a problem, architect and/or builder proposes solution, owner approves. Architect sketches revision. These are not builder decisions to make in a vacuum. And what do you mean you don't have time for the architect to make changes? All he has to do is make a sketch, sign and date, you sign approval, builder acknowledges and away we go. This should not require a resubmittal to permitting (at least not in my jurisdiction) if that is what you are worried about.

The Hall/Master Bath configuration problem looks to me like it's a direct result of the changes your builder made when he decided you needed to "center" the fireplace on perimeter walls rather than the seating area. I call this the Push Pull Effect. One little change has repercussions down the line.

I feel for you because I understand the stress this is putting you under. I would get the help of my architect on these matters and put a stop to the builder's changes and have the architect resolve your ceiling issues.

You haven't started framing so I think you should be okay. It's a good thing you are looking carefully at the builder's ideas. He may have better ideas down the road when it comes to finish detail, so don't put him off for the changes he's proposing now.

Best of luck!

ETA: Beautiful shower, Chispa

chispa: I don't think he has built this house before, at least not that I know of.

I did change to a handheld shower head but it's across from the bench. It didn't even cross my mind to have it close to the bench. I know one thing, I won't build another house, it should be fun and instead it's just been a lot of stress :(

chispa & Honu3421: I didn't use the right wording when I said the builder was making the changes. The builder pointed out the issue with the fireplace and unfortunately, we thought it sounded reasonable and approved them. I hope that makes more sense. Our architect then made the changes. As soon as I saw the changes on the plans, I knew I didn't like what I saw.

Honu3421: I meant we don't have time to make major structural changes at this point. If I wanted a flat ceiling that is taller than 12ft, it is my understanding that this would require major changes and we just don't have the time. Sorry, I know that wasn't real clear on my part, now that I'm reading it again. You are spot on about what happened with the Hall/Master Bath configuration. I made up my mind about all of this and will have our architect reverse all these changes. We will go with the 12ft flat ceiling and skip the beams.

Mark: Will do...thank you!

Are you working with a licensed architect?

If it is a licensed architect, does he work for you or for the builder? Big difference.

Great question, we just assumed he is a licensed architect, he does not work for the builder. I may start drinking before this is over 😳

You could skip the built in bench like I did in my new house and put a teak bench in the recessed space. If you need to shower sitting down you can then easily move it under the hand held.

The one I used is 30" wide, but they have different sizes and heights.

Great question, we just assumed he is a licensed architect, he does not work for the builder. I may start drinking before this is over 😳

If he's a licensed architect you can check his license online with your state.

Additionally how did he design the house? Did he come walk the property with you?

Did he design the house in 3D from the start or did he design one floor at a time and then stick on the elevation?

How did you find him?

You could skip the built in bench like I did in my new house and put a teak bench in the recessed space. If you need to shower sitting down you can then easily move it under the hand held.

The one I used is 30" wide, but they have different sizes and heights.
I didn't put in a bench. First I find they're cold to sit on. I had decided if I ever need a bench I'd do like chispa suggested and get a teak one. I think this way would be a lot more versatile.

I wrote a long post and not sure where it went, but here goes again.....

1) Agree with no shower bench.

2) Here's how I'd change the layout you are uneasy about:

3) I switched the shower and toilet to make the toilet closer to the bedroom for middle of the night potty runs.

4) I'd change the linen cabinet to a closet which will be less expensive.

5) Either use the small space left from removing the bench as more closet OR do what I did and a small stacked washer/dryer, which, according to my husband, was the best decision ever.

6) I'd change the study's French doors to pocket doors to eliminate the door swing.

7) I wouldn't do a cased opening leading to Hall #2. To me, that draws unnecessary attention to it.

Michaela can we see how the whole area surrounding the master bedroom works too? Best not to design in a vacuum.

Sure :)

Additionally how did he design the house? Did he come walk the property with you? No, we just went to his office and showed him pictures/ideas. We worked with a different builder initially last year and he did walk our lot with us.

Did he design the house in 3D from the start or did he design one floor at a time and then stick on the elevation? I don't remember any 3D design, one floor at a time, I guess.

How did you find him? The builder we were working with last year recommended him. I'm obviously not an expert...lol...but he was very easy to work with, seemed knowledgeable and has a good reputation. I really didn't have an issue with his original design, it's all the changes that just happened recently that threw everything off.

What's the distance between the edge of the master and the edge of the master closet?

Honestly I'm not loving the fact that your people coming in from the mudroom and the bedroom on that side will wind up walking through the main part of the kitchen. Sigh.

How far along are you on the build?

.

I agree with cpartist about the path from the mud room to the secondary bedrooms, especially if you have kids. I know mine forget things as they are getting into the car and have to run back in. I’d hate for them to have to run through the kitchen to get there.

Hopefully those sleeping in those bedrooms will get the hint that they should have breakfast served at 7:15 am, lunch by 12:00 noon, and dinner at 5:35 pm sharp.

Don’t you need a guest closet by the front door? It never rains, or gets chilly, even a little?

How far along are you on the build? They should start framing this week.

bpath: We live in South Texas so it stays pretty warm year round. Honestly, I had a guest closet by my front door in our last house and we never used it in 13 years.

The guest bedroom location is an easy fix for me. We have no kids and rarely guests, if anyone does come to visit, I'll just block off access to the kitchen and they'll be trapped back there 😅

I had a client change there mind and wanted a vaulted ceiling in their living room. The problem was the master bedroom was above the living room and the second floor joists were being installed that very moment. They stopped construction and I offered the idea of raising the living room ceiling two feet to eleven feet and providing an extra set of steps in the second floor hallway leading to the master bedroom space. The change was made and everyone's happy.

It is sometimes worth it to make late changes in construction to make the design better.

What's the distance between the edge of the master and the edge of the master closet? 50' 8"

OP has a slab with plumbing/drains already installed, so swapping shower and toilet won't be as easy as erasing lines on a plan.

@Michaela Cade, just be prepared for comments on how to rearrange your whole house that is already under construction! Use any ideas that makes sense for you and your budget.

"Use any ideas that makes sense for you and your budget." - Chispa

Good advice worth repeating.

What's the distance between the edge of the master and the edge of the master closet? 50' 8"

No i mean the distance in red. I hope your bathroom isn't 50'!

And if that's a slab, then my idea won't work.

16' 6"