Home & Garden

Main Floor Renovation Plan - Seek for Advice

  • Last Updated:
  • Nov 11th, 2017 4:52 pm

Poll: Which design do you prefer?

  • Total votes: 12. You have voted on this poll.
Plan 1
 
1
8%
Plan 2
 
0
0%
Plan 3
 
11
92%
[OP]
Newbie
Apr 8, 2010
22 posts
5 upvotes

Main Floor Renovation Plan - Seek for Advice

Hello all,

We are planning to renovate our house and move in afterwards. The problem with our current layout is there is no powder room on the main floor. Therefore, the focus is on squeezing a powder room somewhere. We hired a very reputable designer company and they came up with three plans.

Plan 1: They reshuffle the dinning room and the kitchen. Currently, the kitchen is on the right and the dining room is on the left. They put the powder room beside the dinning room.
Pros: Power room is at least not "in the kitchen" and the closet near the entrance is saved.
Cons: High cost.

Plan 2: They reshuffle part of the kitchen. The cooktop and built-in oven are moved to the left. The powder room is squeezed into the corner of the kitchen.
Pros: The power room is of decent size. Lower cost compares to Plan 1. The closet near the entrance is saved.
Cons: The power room is "in the kitchen", not sure if buyers will care when we resell it several years later.

Plan 3: They put the powder room in the closet near the entrance.
Pros: Lowest cost, since the kitchen is basically untouched. The powder room is away from the kitchen.
Cons: There is no closet on the main floor anymore. The living room is not a square anymore (a corner is cut).

Which one do you suggest? Please kindly evaluate the options both from the convenience and resell value perspectives. Any help is much appreciated.

Thank you.
Images
  • Option 1.jpg
  • Option 2.jpg
  • Option 3.jpg
Last edited by yalewon on Nov 9th, 2017 8:56 pm, edited 2 times in total.
15 replies
Deal Addict
Nov 18, 2005
4375 posts
779 upvotes
Kitchener
Plan 3 is what I would go with. Powder room in the kitchen would be awkward for guests
Can the stairs be moved a couple of feet south and fit it under the stairs?
Deal Guru
Aug 2, 2001
14114 posts
4577 upvotes
#3 by far. For resale having the powder room is important - paying to shuffle around your kitchen to achieve this may take away from any benefit in resale dollars. You won't even notice the loss of space in your living room and the extra wall that is put up will not be seen as "odd" by anyone but you who have seen it without.

I would also consider a pocket door to save space if that fits your aesthetic preferences.
Deal Addict
Dec 31, 2007
3823 posts
534 upvotes
Richmond Hill
For some reason I can't make it out, is the arrow for the stairs indicating going up or down? I'm assuming up since you're saying the layout is main floor.

If so, what's underneath those stairs? Is it possible to put the powder room there?

#3 is what I would choose, but very reluctantly. If there space underneath the stairs is not really used, I would try to make that the powder room. I feel like even though distance wise it's still "close", the fact that the door opens into the hallway is at least better than opening right into the kitchen as in #1 & #2 (no pun intended).

Primarily because for myself, having the powder room door right beside the front entrance is really tight. Would also get rid of the not square living room problem.
Last edited by enwhyRFD on Nov 9th, 2017 10:26 pm, edited 2 times in total.
Deal Addict
Feb 18, 2016
1224 posts
323 upvotes
Agree, go with #3. You don't want the powder room right off the kitchen or area where you'll be eating - guests or no guests.

This reminded me of the Flanders rebuild in the Simpsons. :)
Image
Deal Fanatic
User avatar
May 12, 2004
9169 posts
3276 upvotes
Ottawa
#2 is definitely not an option. I can just see people walk and while opening the door say “oh wow you’ve got a nice walk-in pantry...*opens door* oh my bad it’s a walk-in depositry.”
Censorship is telling a man he can't have a steak just because a baby can't chew it.
- Mark Twain
[OP]
Newbie
Apr 8, 2010
22 posts
5 upvotes
Thanks everyone for the advice.

The space under the staircase is very tight. It is basically a triangle (as oppose to a right trapezoid) if you see from the side.
Images
  • Staircase.PNG
Deal Addict
Dec 31, 2007
3823 posts
534 upvotes
Richmond Hill
yalewon wrote:
Nov 9th, 2017 11:00 pm
Thanks everyone for the advice.

The space under the staircase is very tight. It is basically a triangle (as oppose to a right trapezoid) if you see from the side.
Hold up. Sure it's a triangle, but the only time anyone's standing is to use the vanity, which could be at the tallest side. The other side of the triangle, well, you're just sitting! Nobody sits that tall! Lol.

Examples:

https://i.pinimg.com/736x/57/c1/52/57c1 ... stairs.jpg
https://i.pinimg.com/736x/b5/cf/cf/b5cf ... throom.jpg
https://www.babywatchome.com/wp-content ... aucets.jpg

After thinking about it a bit more, personally I'd try to go with a #4, powder room underneath the stairs. That would leave a lot more possibilities for the kitchen, pantry, living room arrangements.

Not sure if that helps OP, hopefully in some way it does. ^_^
Last edited by enwhyRFD on Nov 9th, 2017 11:04 pm, edited 1 time in total.
Deal Addict
Jan 25, 2007
2898 posts
787 upvotes
Paris
We looked at a house once that was option #2. I went in, closed the door and ran the water and you heard EVERYTHING in the kitchen. Not cool.
Gbill2004: Thanks but I'll just smell the couch before/if I buy it.

jonnyb: I go in there like PICASSO and toss the glue everywhere, I don't care what house I'm on.
Deal Addict
Feb 5, 2009
2372 posts
539 upvotes
Newmarket
Where is the entrance to the basement and garage?

I would only go with option 3 and create a custom storage/coat/shoes storage under the stairs if possible.

Lots of people care about the powder room location, and for resale it may make a difference.
Deal Addict
Jul 29, 2006
3462 posts
390 upvotes
plan #3 and it ain't close. The fact that it's the lowest cost and best configuration from a resale perspective should be a no brainer.
Deal Addict
Feb 5, 2009
2372 posts
539 upvotes
Newmarket
enwhyRFD wrote:
Nov 9th, 2017 11:04 pm
Hold up. Sure it's a triangle, but the only time anyone's standing is to use the vanity, which could be at the tallest side. The other side of the triangle, well, you're just sitting! Nobody sits that tall! Lol.

Examples:

https://i.pinimg.com/736x/57/c1/52/57c1 ... stairs.jpg
https://i.pinimg.com/736x/b5/cf/cf/b5cf ... throom.jpg
https://www.babywatchome.com/wp-content ... aucets.jpg

After thinking about it a bit more, personally I'd try to go with a #4, powder room underneath the stairs. That would leave a lot more possibilities for the kitchen, pantry, living room arrangements.

Not sure if that helps OP, hopefully in some way it does. ^_^
I am thinking along your lines if the house permits, but powder room by the entrance, and storage under the stairs. This way the crap area is further away from the kitchen and dining, in your example (which I would still prefer over 3 options OP presented) for taller men it could be a pain in the butt to pee, and lots of head hitting when standing up. If you create storage there you have plenty of room for coats, and than the shorter it gets you have storage for shoes and so on.
Deal Addict
User avatar
Mar 23, 2008
4737 posts
2310 upvotes
Edmonton
I don't like #1 because the pantry is too far away from the kitchen cooking area, and the lav is in the eating are. Don't like #2 because the lav is in the kitchen. You've only got 3 rooms on the main floor, so that leaves...

C
[OP]
Newbie
Apr 8, 2010
22 posts
5 upvotes
Thanks everyone! Here comes my own design, I merged two plans into one! The powder room is now under the stairs. What do you think about this one?
Images
  • YW.png

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