Some changes to my first submission.

Option 2 – removed the Washer/Dryer to open up Main Hall. Also revised the Master Suite and Ensuite.

Option 3 – Revised layout w/ Master Suite developed at front of house. A much better equipped and efficient Laundry.

Option 3a – Variation of the Ensuite / Wardrobe 2 within Master Suite.

Sorry, I meant to share my revised plan.

Brad,
Thanks for your explanation re: plumbing stacks. I hadn’t changed the original entry much, except to creat a closet, so I’d assumed the major walls on the main level wouldn’t be changed (except to remove them). But I see now that a plumbing stack could have been hidden in the closet wall near the front door (and balcony above).

the non ensuite could definitely be a deal breaker. it seems to be the standard for all single family homes these days.

Oops, wrong plan. Let’s try this …

I would have loved to do something more here, along the lines of Louis’ beautiful plan, but decided to stay low-budget (unlike last week) I only enlarged Bedroom 2, replaced the family bathroom area, added a primary bath in the old sitting room, and reworked closet doors in Bed 1&3. The hallway is unchanged except that the door to Bed 2 was pulled in, and other than replacing the balcony with a window, the exterior is unchanged.

I’ve also shown a few optional changes: moving the door to the primary bath to accommodate bedroom furniture, adding the window seat, using an old closet door to add access from the hallway to the closet and primary bath (perhaps nicer than the small walk-in closet), and removing the old flue in Bed 3.

I also had to make some small changes to the first floor to accommdate the steps above the mid-stair landing and the short SW corner of the 2nd floor — neither of which we knew about last week.

In the end, a very nice house, I think, and quite adequate to a family of five (other than the small garage). I hope they enjoy their home!

Thanks,

dan

i did not get a chance to work on the first floor last week, so i took the time today to work on both floors.

so here are my two cents.

i know the HUGE walk-in closet is an inefficient use of space, but putting the ensuite in that location seemed inefficient in terms of plumbing and therefore cost.

maybe this is when the client has to make choices on the balance of the whole project..i.e. save a little on the first floor…spend a little more on the second floor….

Hey,

My girlfriend’s Mom made clipping from the Globe and Mail and passed it on to me about a week ago. I’ve been following since then, and thought I would pitch this one to the Academy…

dan

ps- I’m from Winnipeg! Go Jets!

Is your concern with plumbing over the front entry based on cost?

Since the main floor is being largely gutted and walls remain around the front entry there is no problem installing a plumbing stack (drain). Sound proofing measures can also be taken at this time. The main cost will be in the basement where the new stack must connect with the existing main sewer drain. What you have to do depends on the location of the existing drain and the level of finish in the basement.

This proposed plan may bear some scrutiny in terms of budget, but i’m pleased with the layout.

Terri and i are thinking alike again this week. Perhaps it’s because our main floors from last week’s design were similar, but i also had the same rationale for placing the master bedroom facing the backyard. There was a minor change however to one exterior window along the west wall.

although the existing master bedroom functions best as that (because of the large front window and the fireplace), I wasn’t comfortable with putting plumbing fixtures into a space that will be esseentially right above the front entry. So instead, the master is on the opposite side where there is a plumbing wall below that is closer and less obtrusive.

This creates a less ideal master bedroom and a pecking order to the bedrooms. Bdrm 1 (with fp) goes to oldest son, the one next door to the next oldest, and the youngest gets the room closest to the parents.

Good point.There is potential for an interesting detail of the vanity/shower element. It will be interesting to see what other opinions are. Thanks for the early post.

I think the addition of costs is a first in slow home history !

I started with the existing floor plan. I felt the demo plan given by John created too many changes to begin with. Changes and budget are given for each room as follows:

Master – no changes (unlike demo plan where structural change will force new trim and flooring)
Master bath – completely new – budget 14K (unlike demo plan, the french doors are retained to preserve the exterior facade of the home and save money)
Bedroom 1 – closed existing closet, added new closet and built-in desk, new carpet, trim and paint – budget 1.5K
Bedroom 2 – changes require part of the family bath to be demolished and flooring/trim removed from hall, exterior wall unchanged, construct wall inline with existing bathtub aclove, add closet, electrical, flooring, trim, door and paint – budget 2.7K
Bedroom 3 – added builtin bookcase, flooring and paint – budget 1.3K
Family Bath – demolish existing toilet room and storage closet, reuse existing location for tub and toilet, add wall and vanity, tile, fixtures, etc. – budget 12K
Laundry – finish walls, add plumbing, electrical, vent, include machines, cabinets and countertop – budget 5K

Total budget for upstairs reno – 36.5K plus contigency = 40K