Holly - you think $100k for adding a dormer & replacing a bathroom? Wow, that's more than I expected. About 9 years ago I added 2 8' wide dog-house dormers, a portico, and vinyl siding (the one that looks like cedar shingles) to a larger cape and it came in at $22k. A few years later I had the bathroom gutted in that house, moved tub & sink, and that came in at $10k + fixtures (we bought those ourselves). So I was figuring closer to $50k - $60k for the larger dormer + bathroom reno. That would be about 2x the Dormer + Portico + Siding + Bathroom costs we had last time. We aren't changing the siding, the wood shingles on this house are in good shape. I'll have to check the rise & run of the current stairs, that's a good point. We'd have the room to do a landing near the bottom if we need to but I need to see how it would impact the joint dining room & living room space. Thanks, -Pam

Dig Doug's Designs - WOW! I love your ideas! Especially adding the birdbath and bird house design. I have canna that I over winter so I can definitely put them into planters. Never thought to place planters on the steps as well. What do you propose to use as the landing material? You have something grey there. Thank you so much for your input and effort. In your 2nd pic - do you have a hibiscus one one side and the spirea on the other?

Thank you all! Your feedback has been helpful. I can't move the front door or the bedroom door, so I'm left with moving the fireplace either to the left or into the corner. If it goes to the left it is actually more centered in the room even though it's not centered on the wall. chispaThe TV is going above the FP sheadsheadThe FP is a non-negotiable so trying to figure out the best way to make it work. Mark Bischak, ArchitectThis is what I'm thinking furniture wise if we move the FP to the left. I think it could work. Any thoughts on this layout?

I suggest doing a water test. Sprinkle water on the deck, trying to get in between boards too. lf it beads up, the surface will not accept new stain. If that's the case you will need to strip these areas. Zar and woodsman stain have good explanations. I'm sure others do as well as a good paint store can advise specifics.