Laundry Closet Too Small - Solutions? Please Help!
David
7 months ago
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Patricia Colwell Consulting
7 months agolast modified: 7 months agoDavid thanked Patricia Colwell ConsultingRelated Discussions
1st Draft Floor plan help - Walk through Laundry to Master Closet
Comments (24)Sorry for the hiatus. Moving and working and kids - well it's a bit inconvenient. Hahaha! Appraisal today. Now the only thing left is the health department to check the drain field and water. I hope we have a closing date soon. momtoblondie-*LOVE* my doodle. :) She by the way is having the hardest time out of everyone with all of the house showing/packing/routine changing upheaval. ;) We are not fans of that funny little angle by the front door either. We will be addressing that and the windows when we meet again on Monday. I am still trying to figure out the front laundry closet area with the windows pushed together-it is a struggle. I am also pondering the kitchen layout. The mudroom however, we like. I asked for a place for lockers, a separate closet, a small 'pocket' office and to be able to close the dog in. This is what we got and I do like it: The doorway off to the right by the closet goes outside where we will have a covered porch for grilling and also where we will let the dog in and out. The doorway by the 1/2 bath leads into the kitchen area. The square footage - hmmm. It is about 300 sq foot over what we were hoping for. So we need to look at that. Likely the mudroom is a little big because I don't feel like the actual rooms are too large. But we don't have any 'extra' rooms that I feel we could ditch. We are not including the screened porch (to be finished later) and the basement (also to be finished way later) in our sq. footage 'wants'. It's about 1700 on the main floor and 550 in the upstairs. I also need to having things figured out - this has been driving me nuts. I wouldn't say you are starting to soon but yes I concur it is overwhelming and sanity breaks are needed (chocolate also helps). We didn't think our house would sell so early. Happy it did so we can start this fall BUT the plans aren't ready and so now I feel rushed which is not what I wanted at this stage. :/ I too like watching every size build. It sometimes causes my eyes (dreams) to be larger than our budget but it is exciting to watch nonetheless! I can't wait to watch your build progress as well. When are you hoping to list your home? It kind of sneaks up on you so hang on to your hat! Thank you for your kind words and blessings - right back at you. There are a few kindred police/fire spirits on here. :)...See MoreHelp, buying house - furnace too small? Crazy estimates.
Comments (14)Well FP, I was a wondering. I guess you told us straight talk. Don't worry about Mr. H. Let me post anything, and I will deflect his wrath. He has a problem with words, so what you say is not what he reads. On to the question. The price has a lot of room to play with. It seems you have a concern with legal issues. And you live in the lawless capital of the USA?? All kidding aside, If you need more heat, do the job before moving in. I am not familar with the labor rates in Reno, but I would imagine there is a lot of lower pay labor available? If so the price is very high from the sounds of it. Any time you get a licensed PE involved, be prepared for conservative estimates. His training and license requires he compensates for all possible issues. This is not necessarly the way to go. Overkill is not desirable in HVAC. Proper designed ducts should not be felt beyond 12 inches from the grilles. The air movement should not make any noise. If it does, the individual register is adjusted wrong or too small. This could require adjustment at the plenum, or possibly at the grille. The best solution for the real world is usually seperate systems for each floor. In N. Texas, many larger homes have even more equipment. Depending on the efficiency in Btu losses, the house could need from 4.8 - 7.5 tons. This depends on the climate. I assumed you were in a moderate climate, and not hot as hell during the summer. When I googled Reno, it seems you have more cold than hot. What does the current owner say about the heat in the basement? I would be concerned about code violations, but most retrofitting HVAC is hit or miss anyway. From what I read about your climate, I like the idea of radiant floor heat. Consider using solar water panels to preheat, or possibly use geothermal. Just because you are buying an expensive house, does not mean the HVAC needs to cost so much. Get more bids. I think 3 weeks sounds like a long time, but If I had to drop a lot of ceiling, then replace it, the job could take that long. If you have access to underneath the floors, installing radiant below the floor will probably be a cleaner install. If you use radiant, the original system will be too large, and will need to be reduced. Trying to retrofit a smaller house with radiant heat or a different system is difficult, but retrofitting a large house is a pain in the A**. Good luch with your project....See MoreHelp!! laundry closet!!
Comments (4)Is there any way you can find out more information about the (floor) structure in your condo? Since your building is only 20 years old, your condo association (or your city's building department) may have records on file that could help you. I have the small Miele W3033 and absolutely love it. I'd highly recommend you explore that option first, especially if it fits your budget. Miele has installation specs online that may help, too....See MoreMaster Bedroom, Bathroom and Closet too small?
Comments (27)When you build with the WOW and 4k square feet, (which sounds like a lot but is not ) . It is NOT when you give starring role /NEARLY five hundred sq ft of it to a great room in front of the entry. Another couple hundred to a "hearth" area ......and what will happen here is nobody will actually gather in the great room, the fire will be the traffic stopper. Then you give each of three bedrooms a "walk in " closet. etc Result? you are left with the master suite that seems ( is) out of scale to the wow in the middle. Also small scale kid/guest bedrooms. The only answer to this plan is to lose a chunk of the "covered porch" square off the kitchen corner, bump the master suite to flush with the kitchen exterior wall.Change the window, to two on the covered porch wall and center the bed between. Plan to lose the tub for a decent shower too. Adjust bath and closet , center the entry to those with a right and left side for each. Anything else requires a total overhaul of the plan. That would mean a second story with two beds and baths on a second floor. ..........a completely different house. But this much under roof on one floor, with allocation to functions as is ? Yup......this is what you get Bump the master suite....or build something else.. ( square off that breakfast nook in any scenario.)...See MoreDavid
7 months agoDavid
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