We are looking to expand our current master bathroom. As you can see in the attached image, it's really too small (35~40 sqft) and it only fits a 24" vanity. We are looking to double the size, put in a 60" vanity and separate bathtub (freestanding) and shower booth.
I have a few questions I'm hoping to clarify and also would like to seek some feedback.
1. I'd be altering interior walls, plumbing, and possibly electrical, so it seems like I need a permit for this renovation (FYI, I'm in Vaughan). I have never applied for permits and done reno requiring one so how I do go about this? Do I need to hire a separate contractor (from the one doing the reno) to apply for and obtain the permit? How much would this process cost? Is max 8 weeks about the right timeline for obtaining the permit?
2. If you look at the two options I laid out, you will notice that the first one keeps the toilet in place while the second one moves the toilet to another location. I personally like the second layout as the first one gets too crowded but would it be much more expensive / hassle to move the toilet? I do need to install new plumbing anyways for the new vanity.
3. In general, do you have any advice for doing a reno like this? We haven't done any major reno like this so would love to learn any helpful tips or suggestions...
4. Finally, what would you estimate for this reno? Say, about $6000 spent on the vanity, bathtub, and shower booth. I'd be putting in new tiles throughout (~75 sqft). So the work would entail removing/putting new walls and door, moving some electricals in the wall, removing/putting new tiles, and all the plumbing/installation required.
Ok, so permits with your City will probably be minimal cost, you can just check it out on their website.
You will likely be required to obtain a letter from a structural engineer saying the wall either isnt load bearing and can be removed, or drawings showing how you can reno it without causing any issues. Hopefully you house has trusses in the attic and this isn't an issues. So this will be the more costly part of your expenses for permits.
In regards to 8 weeks, it depends, a lot of places are still super backed up from Covid. So again, maybe just give your City a call and ask what to expect for timeline. Also when you call you can ask if you need a stamped letter, or if they would accept something else for the interior wall removal.
In terms of your new layouts, moving that toilet will likely be cost prohibitive. You're likely going to want to keep the toilet where it is, assuming you don't want to do some major things, or add ugly bulkheads on your main level. One thing to keep in mind, is your toilet proximity to your stack. A toilet drain can basically never go through a joist, whereas other drains can.
In terms of the vanity, when I did my master bath we moved the vanity. It took myself and a plumber a good 6+ hours to do the rough in plumbing for the new vanity location. It was a huge pain but really worth it in terms of the new layout. You may get lucky with joist direction, but still, its going to be a fair bit of work, and probably the most expensive part of your new plumbing.
For electrical you will need to get a permit from the ESA if you're doing it yourself. Otherwise your LEC will get it..... assuming they're legit.
For costs, are you hiring it all out? High end, middle, etc finishes? Really you're probably just best to get a few contractors to price it, see what the quotes come back in at, and then maybe circle back here to see if they seem legit. A lot will depend if you go with a one man show or small team, vs GC who has every legit trade, vs diying some one it.
Is the wall behind the toilet an exterior wall or is there another room behind?
Option 2 is nice, but switch toilet and shower location, you can build a half wall to hide toilet in corner if you like. Look into linear drains as well.
All well and good on the computer but if you plan on moving a toilet and or HVaC your actual layout will depend on the direction of your floor joists and/or whether or not you would accept or are able to bulkhead in the room below
Not sure if your examples are to scale but it still feels like it would be really squashed
Option 2 is much better than 1. Even if the toilet is right beside the door which I don’t favour
Everything has been said before, but since nobody listens we have to keep going back and beginning all over again. - Andre Gide
clutch31 wrote: ↑We are looking to expand our current master bathroom. As you can see in the attached image, it's really too small (35~40 sqft) and it only fits a 24" vanity. We are looking to double the size, put in a 60" vanity and separate bathtub (freestanding) and shower booth.
Screen Shot 2021-07-18 at 9.59.04 AM.png
I have a few questions I'm hoping to clarify and also would like to seek some feedback.
1. I'd be altering interior walls, plumbing, and possibly electrical, so it seems like I need a permit for this renovation (FYI, I'm in Vaughan). I have never applied for permits and done reno requiring one so how I do go about this? Do I need to hire a separate contractor (from the one doing the reno) to apply for and obtain the permit? How much would this process cost? Is max 8 weeks about the right timeline for obtaining the permit?
2. If you look at the two options I laid out, you will notice that the first one keeps the toilet in place while the second one moves the toilet to another location. I personally like the second layout as the first one gets too crowded but would it be much more expensive / hassle to move the toilet? I do need to install new plumbing anyways for the new vanity.
3. In general, do you have any advice for doing a reno like this? We haven't done any major reno like this so would love to learn any helpful tips or suggestions...
4. Finally, what would you estimate for this reno? Say, about $6000 spent on the vanity, bathtub, and shower booth. I'd be putting in new tiles throughout (~75 sqft). So the work would entail removing/putting new walls and door, moving some electricals in the wall, removing/putting new tiles, and all the plumbing/installation required.
Thanks!
You probably don’t even need a permit. If it’s on the top floor it’s probably truss roof. There is nothing structural. All the weight of the trusses is on the exterior walls.
I believe as soon as they touch plumbing and or electrical if it’s not like for like, they would need one. This is their call of course, at the end of day it’s their house.
raptormaniac wrote: ↑
You probably don’t even need a permit. If it’s on the top floor it’s probably truss roof. There is nothing structural. All the weight of the trusses is on the exterior walls.
He's removing a wall - requires a permit... And maybe supporting documents.
He's changing plumbing - requires a permit.
He's changing electrical - requires an ESA permit.
I think I will keep the toilet in place. Instead, move the door location and move the bathtub/vanity around to make it seem less squashed.
Also, thinking of keeping the walls around the current bathtub so I can reuse the plumbing for the shower and would only need to install the shower door on one side.
Having some fun with the Homestyler... everything is to scale.
SubjectivelyObjective wrote: ↑
I'm just giving the OP correct advice on what's required to do everything by the book and ensure their investment is protected.
These are basically the requirements everywhere.
From there they are free to make their own decisions.
No. Your giving your version of what you want the OP to do.
Municipalities decide what needs permits…..Not the OBC. Not you…..
raptormaniac wrote: ↑
You probably don’t even need a permit. If it’s on the top floor it’s probably truss roof. There is nothing structural. All the weight of the trusses is on the exterior walls.
Ok, how do I ensure that I don't need a permit? Do I still need to hire a structural engineer to inspect and confirm these things?
Not to knock your design, but that’s a poor design, lol.
Toilet in between the tub and shower doesn’t quite sit right with me.
If you do have to pull a plumbing permit, move that please if feasible. Move entry door closer to shower, ideally the wall should cover depth of vanity pull trim.
What is the width of wall where vanity is?
Where are you putting towels(both), toilet paper holder, laundry bin( if you use one in en-suite), and garbage can?
If you did pocket and or barn door, no need to worry about door swing in a tight bathroom.
raptormaniac wrote: ↑
No. Your giving your version of what you want the OP to do.
Municipalities decide what needs permits…..Not the OBC. Not you…..
Lol, OP said he wanted to move plumbing and/or install brand new plumbing. I'd like to know what municipality doesn't require a permit for that.
As mentioned, the response included what very likely needed to happen in order to do the work on the up and up. What the OP decides to do is his/her prerogative.
"I'm a bit upset. I've been grab by the back without any alert and lubrification"
Lucky
lamin wrote: ↑
Not to knock your design, but that’s a poor design, lol.
Toilet in between the tub and shower doesn’t quite sit right with me.
If you do have to pull a plumbing permit, move that please if feasible. Move entry door closer to shower, ideally the wall should cover depth of vanity pull trim.
What is the width of wall where vanity is?
Where are you putting towels(both), toilet paper holder, laundry bin( if you use one in en-suite), and garbage can?
If you did pocket and or barn door, no need to worry about door swing in a tight bathroom.
Agreed. If you stick with a 60" vanity, do you have 3' between the window by the vanity and the vanity, if the vanity moves right to the wall? This space would accommodate a toilet.
What size door have you planned for? Could you make it narrower (and pocket), and extend the wall on the right side of that doorway so it will give the space required for the vanity to go right up against that wall. Right now it looks like it's narrower than the vanity.
If the toilet moves you've got a much nicer space for showering/bathing. If you don't have your heart set on a tub, a nice big steam shower would be nice there too, and give you even more space.
"I'm a bit upset. I've been grab by the back without any alert and lubrification"
Lucky
^^ I agree that the current toilet location is a big limitation. I will need to talk to my plumber to figure out if and how much it would cost me to move it. Making the vanity flush it against the door side wall and putting the toilet by the window makes sense. But we will need to check the plumbing.
I like the pocket door and making the wall side longer... right now we don't know the exact dimension because it will depend on the new wall we will put up on the vanity side.
Another option is to get a smaller vanity (48"), as we are ok with a single faucet, and make it flush against the wall, and bring the bathtub to the center along the window wall. But then this will require some change to the HVAC as the vents are located under the windows...
Anyways, at this point I will talk to my contractors and see what can be done... but thanks everyone for all the suggestions!
