Is a wet room feasible here?
7 months ago
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Splice of 3 different Don Gardner plans: feasible?
Comments (7)Yes, you certainly can take what you like from several plans and combine it into what you want in a home. That is exactly what I have been doing because there isn't a stock plan out there that I've liked as is. It takes time, some sleepless nights (because your mind didn't know it was supposed to go to sleep when you did), and lots of graph paper. Decide how much space you need for the activities that you do. Mentally picture yourself doing laundry, cooking a meal, etc. Jot down notes of what you disliked in your other homes, as well as what you loved. A good point made above is a room can sound large, but spaces needed for walkways to halls and other rooms cannot be used to put a piece of furniture in. A room can sound large, but the usable space is sometimes too small. You need to mentally picture all that. It can be a slow process. Be sure to add the storage that you feel you need. I don't know why most house plans have virtually no storage. One thing I've noticed is what I call the laundry room in a closet syndrome, and I hate them. I ended up with one of those and suddenly there is no place to put laundry hampers or stocked up laundry products. You don't need a huge space, but certainly enough to actually function in there. Another thing these architects don't think of is where to store mop buckets, guest coats etc. If you do not get a lot of overnight guests, don't chop your house up with rooms that seldom get used. You will be paying heating and cooling costs, as well as taxes, on space that isn't used much. You might be better combining the space into one decent sized room, and perhaps use it as a hobby room or office as well. Pantries are wonderful. I plan on having at least one walk in pantry for pots and pans, serving pieces, and small appliances that i use, but not every day. I'm hoping to find space to add a second one for long term food storage. The storage potential of walk in pantries cannot be matched by kitchen cabinets. Not only will you save money purchasing less cabinetry, but it leaves money to purchase beautiful, high quality cabinets that you do get. More storage is nice, and porches are wonderful. You can't go wrong with adding either one in place of un-needed rooms. The other thing I have discovered is the 2400 square feet of (convoluted) floor plan an architect designed for us (and we fired) is fitting better, and with much better flow, into under 1800 square feet that my husband and I have put together ourselves. I'm not telling you what square footage to build...only you can decide that, but there's a lot of wasted square feet in many house plans. Every hundred square feet that you can shave off saves thousands, and usually won't be missed in the long haul. Think outside the box, draw in what you like, move it around, eliminate having too many halls and chopped up small rooms, eliminate having too many bathrooms (I can't see where anyone needs more than two in this size house), and beware of too many doorways in one room. I like laundry rooms that have access from a central part of a house, with a door going outside, since I like to hang my clothes up outside when the weather is nice. One thing I did right in my last house was to locate the laundry room off the main foyer, which made it central to the kitchen, my girls bedroom, and the master bedroom. I can't see myself dragging sheets and blankets through my kitchen to get to the laundry room. I don't know why thay are designed that way so often! Good luck. The sky is the limit, and don't settle for a floorplan you aren't wild about. You'll never fully like your home if you "settle". Make it custom to how you want it, and how you live. Sandy...See MoreAre my planned changes to plan feasible?
Comments (9)Love that Craftsman style! First, I'd guess that many of us here started with a stock plan from the internet or a book, and modified it to suit our own needs. You may have some challenges turning the sitting room into a laundry because there currently isn't any plumbing anywhere nearby, and if i'm seeing this correctly it's over a porch. And since it's a story and a half - which again an awful lot of us have - you've got all sorts of roof line issues up on the second floor to take into consideration. It's not like you have full height walls, so moving rooms around isn't a piece of cake. Which is why I think you're probably not going to get your his&hers baths in that space, not without changing your roofline. Talk to the architect and tell him what you want and see what he'll charge. He may tell you that you can have a second story laundry, and his and hers baths, but he'll want to put it into a different place, and move some rooms around so the whole upstairs will look different, but you'll have a plan that works for you....See MoreIs this budget feasible? (long)
Comments (9)Average kitchen replacement remodels are 40K. That's just replacing the components. You're talking upper end appliances that can run you 20K plus cabinets that can run you 30-40K for a kitchen and a butler's pantry. You've got structural work and systems work and moving all of that work. Plus other components. I don't think that doubling your budget would be enough here for what you're proposing. You're going to have to scale back your finish level substantially. And either learn to DIY or still come up with 30K more than your budget. Plus a contingency fun in case they find something behind the walls. And they will. They always do with old houses. Such as, what size is your electrical panel? A lot of kitchen redos in older homes end up running all new service to the home because it doesn't contain enough capacity for the requirments of a modern kitchen. With a rental unit, you might be lucky enough to have that be fine, but you'll still need a lot of wiring to make another room into a kitchen. Do you have galvanized plumbing? How old is it even if it's not galvanized? What about the insulation level of the home? It's HVAC system? Is it two units for the two spaces? Your remodel will affect all of those items. It's late tonight and I have an early morning, but when I get a bit of time to look at your plans, I'll give it a go. But right off, I see some issues with your plans. Where do you park and enter the home? The proposed kitchen location doesn't appear to be close to either a rear entrance or the front entrance. That's a potential problem. If the apartment rear door will be the way groceries come in, I think I'd make the area that you have designated the new living room to be the new kitchen and the area you have designated to be the new kitchen as the dining room. But, there is a lot of duplicate space, and I think I'd consult an architect that specializes in renovations of older homes for some help in figuring out a plan here. I think you could get a pretty nice master suite out of one side of the home and have a TV room and a den out of the rest. The old apartment kitchen would make a fabulous sunroom/morning room type space....See MoreOn-Slab Radiant Floor Heating Feasiblity
Comments (2)What you're proposing is certainly feasible using your existing boiler and some sort of 3 or 4 way mixing valve or assembly. Your floor would have to be isolated from the existing slab and you would not benefit from a thermal mass. However, you may have faster reaction times. Keep in mind that pipe spacing is related to water temperature so make sure of your design before starting and ordering materials. Do consult with a radiant in-floor specialist that understands hydronic boilers as well - you don't want surprises! SR...See MoreRelated Professionals
Lomita Interior Designers & Decorators · Schenectady Kitchen & Bathroom Designers · North Bellmore Furniture & Accessories · Cedar Hill General Contractors · Ken Caryl General Contractors · Lincoln General Contractors · Monroe General Contractors · Norridge General Contractors · Forest Hill Kitchen & Bathroom Remodelers · Tulsa Kitchen & Bathroom Remodelers · Plant City Kitchen & Bathroom Remodelers · Ashburn Glass & Shower Door Dealers · Lakewood Glass & Shower Door Dealers · Santa Rosa Glass & Shower Door Dealers · Gadsden Window Treatments- 7 months ago
- 7 months agolast modified: 7 months agomcarroll16 thanked Patricia Colwell Consulting
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