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Design Dilemma Bathrooms

Is a small en-suite worth the expense?

last year

We have a small rancher with one bathroom that is relatively wide and butts up to a closet that is relatively deep. We’re thinking about stealing from the existing bathroom to make an en-suite. Both bathrooms would be roughly 5x8, so on the smaller side but doable within code.

What’s the group consensus? Are two small bathrooms better than one large one? This would be a big investment fot us. Would you tackle this over a new kitchen, for example?

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Comments (16)

JP L
last year
There are too many variables that are unknown to provide a good answer here - what is your market like? Do most other homes in the neighborhood have two bathrooms? How many bedrooms does your house have? In general, adding a bathroom usually adds value (I'd argue more than a remodeled kitchen in most cases) - how much value and whether it makes sense from a ROI perspective for you depends on your specific circumstances.
artemis78
last year
last modified: last year
Is there only one bathroom now? How many people? We’ve done both projects; we did the kitchen a few years after we bought our house because the old one had last been renovated in the 30s and couldn’t accommodate a dishwasher (among other things). We waited another 11 years to do the bathroom, when our kids hit their tweens and started to spend longer in the only bathroom. The original one is 6’x8’ and the new one is 7’x7.5’ (converted from an old sleeping porch/office). So both small but feel perfectly adequate for a 1250 sf house (though the original one could use some reconfiguration—someday!) The projects were comparably priced, adjusting for inflation, and we did both on the way low end of the cost scale for our area with a lot of DIY. I think we get more day to day enjoyment from the kitchen, but the second bathroom likely added more value to the house.

ETA: Oh, I see your post with your kitchen photos. Based on that, I'd prioritize the bathroom assuming there are kids or guests in the mix. Your kitchen looks totally functional, if dated--that's the best kind to wait on. If no kids and you don't often have overnight guests, then I'd probably do the kitchen first. We really didn't need the second bathroom until our kids were school-aged.
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nickel_kg
last year
When I picture a small ranch, I'd vote for the bathroom project over the kitchen project.
la_la Girl
last year
For me part of the quation would be the number of people in the house as well as ages - we added a bath when our boys were tweens too just like @artemis78 - it was just in the nick of time 😅
palimpsest
last year
What is the difference between 1 and 2 bathroom houses price wise with comparable houses in your real estate market? But I would prioritize bathroom over kitchen in your case as well.
artemis78
last year
FWIW, our county decided that ours was worth $12K more with a second bathroom (going from a 2/1 to a 2/2)...but that's in California where property assessment is a little wacky. (I like to think it actually added more value than that since even doing it on the cheap we spent more than that, but who knows these days!)
lharpie
last year
Depends on what the kitchen looks like and how many people! We have a 1350 sf 3/1 and redid kitchen first, but it was 1920s original. adorable but terrible for cooking. i have no idea how they did things back then! after kid we added a 1/2 bath, but with just the 2 of us one was fine. you’ll add value adding a bath for sure, but if you have to redo 2 to get it it’s gonna cost a lot. not a project i would do unless i needed a second bath….
Kendrah
last year
How long do you intend to live in this house? How many people live there now, who all uses the bathroom - frequent guests? Do you know what all is involved as far as adding new waste lines and the costs?
arcy_gw
last year
last modified: last year
I assume the down sized 'main bath' would have a full shower/bath combo in tact. Then yes all the time everytime adding a bathroom is well worth the trouble and will add value. You will always get more money out of that project than upgrading a kitchen. People buy rooms. The kitchen being fancy or not will not stop a sale. Remember buyers want what THEY WANT not what your version of 'upgraded' is. Many want an ensuite, it's true but two public bathrooms will still be more desirable. If you have more than one floor in your home I would look into spending that money to get a bathroom on a floor that does not have one. It will make the difference when buyers are shopping in your price range--they will buy the home with the extra bath over the 'fancy' kitchen.
roarah
last year
last modified: last year
I choose adding a bath to the primary bedroom over doing the kitchen first. . We asked an appraiser which had highest ROI and he said as we already had a decent kitchen adding what the house lacked would be the better choice if we had to unexpectedly sell. As I waited to do the kitchen next I have actually realized I love my old kitchen as is and decided not to do a full gut of it anyway.
auntthelma
last year
last modified: last year
Extra bathrooms are a luxury. Add the bathroom and enjoy!
Lauren S
Original Author
last year
Thanks, everyone! Sounds like if we decide to go through with the bathroom it will be a good investment.

To answer everyone’s questions, we only have a small toddler now, but making this change would allow us to stay here for much longer. I didn’t mention this but we’d also be converting an office into a third (admittedly awkward but functional) bedroom. This was sold as a 3/1, but it wouldn’t work for a family that needed a true third bedroom as it is now. I think that’s part of the reason we got the house. (Very competitive area.)

And after some cosmetic changes (mostly wallpaper and paint), my dated kitchen has really grown on me! So I’d rather hold off there until appliances start to go.
PRO
Norwood Architects
last year
If there is more than one person in a house having two bathrooms is pretty much necessary.
palimpsest
last year
Here where there is a lot of existing housing stock with one bathroom, a second bath or powder room even in the basement or not optimal location definitely adds value, possibly more than it costs if it is basic. But I also live in an area where an attached garage adds more than $100K and even a deeded parking spot nearby can add $50-75K, so all real estate is local.
artemis78
last year
last modified: last year
Agreed, I think it depends hugely on your local market--we just finished adding a second bathroom and (our county's assessment notwithstanding!) it likely added at least twice what we spent, based on recent comps. But we're also in a HCOL area, and in a neighborhood like the one palimpsest describes where many homes only have one bathroom plus maybe a basement half bath if they're lucky. We did lose a small office to add the new bath, which is one reason it had less impact on our assessed value--but that was a tiny room off of a bedroom, and I think most buyers would value the second bathroom more. OP's situation is even better because there's no net loss of rooms to turn one bath into two. (Now, if we could only figure out how to add a third bedroom without totally breaking our house layout--then we'd be golden!)
PRO
Patricia Colwell Consulting
last year
IMO 5 x8 bathrooms are perfect I have never wanted a huge bathroom to have to clean I have a 1956 MCM ranch it has 2 5 x8 bathrooms and no issues at all for use . We have a big shower in one and a tub/ shower in the other . Go for it it will be the best money you can spend. If you are a DIY

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