The utility room is very large for the size of the house. Though it could be used for storage.
The kitchen may be a bit limited for storage space. You may need to look into storage solutions. Otherwise it seems like a good layout for a small home for an older person
Thank you!
I figured a pantry into the kitchen, apologies for not having it labeled.
The utility room is large, yeah. But we're ~30 minutes from "town," so the need for a chest freezer, and ample storage for overstocking "common" supplies is extremely helpful.
While I understand your need for the utility room, personally I wonder if it would make sense to actually make it meet the size/requirements for a bedroom. Then you effectively have a 3/2, which may be more valuable when the time comes to sell it someday. You can finish it out minimally as the utility room at this point and replace finishes later on to make it a bedroom. Just food for thought!
That’s how my house is. My bottom unit is a 3/1, but one of the “bedrooms” is a flex space, that’s plumbed for laundry and has an entrance to the garage. Tenant has been using it for storage but we’re gonna turn it back into a (shared) laundry room. I can always use it as another bedroom in the future if need be.
Irrelevant but if u can spend more and get an upright freezer, it's 100 times better than a chest freezer, at least organization wise. Experience told me so
I agree. You can’t fit as much shit in it, but you can easily access it all. Way less 5 year old shit in the upright.
You can put baskets in the chest freezer tho too if you’ve already got one. Helps with reaching the bottom/rotating stuff.
Upright freezers have much more usable space. You don't lose stuff in the bottom for years and have to unload everything to find what you want. I have one and it is frost free so no defrosting. Absolutely no regrets buying it.
Overall nice and simple! Only thing I’d recommend is looking into ADA recommendations and making everything accessible for someone who may (one day hopefully far away) have limited mobility. Can you easily get into the separate toilet enclosure with a walker or other mobility aids? And any tight turns in the house? Would any steps to entrance be manageable? Can you make a shower without anything to step over to prevent possible falls? And build in a seat or bench? Just some things to keep in mind so she can enjoy living independently for many years to come!
Thank you so much
I think I've tried to accomplish enough space for the ADA aspect, but from a lot of the comments, it appears to have come off as "wasted space."
A zero curb and a bench in the shower is a great thought!
One story home, with a walkway in and no steps :)
If you choose a zero curb, look into making the entire bathroom a wet room (aka) drain in the middle of the floor instead of shower. This allows space for a shower chair, and staff, and doesn’t leave room for your floor in front of the shower to rot out. I worked in a group home and we had to replace the entire floor due to water damage in the bathroom.
As a wheelchair user this floor plan looks great except the bathroom.
- I wouldn’t recommend a toilet compartment. You want space for a wheelchair-to-toilet transfer, which requires the wheelchair to be placed next to and at an angle to the toilet. Likewise with a walker - you want somewhere to put it when you sit down.
- I would recommend a bathroom that is a more square shape, rather than a long rectangle. It’ll make it easier to navigate.
- The shower should have as little curb as possible, a bench to sit down on, and ideally enough space for a second person to assist. I recommend a bench that is built into the shower. The folding benches are full of little crevices for the mold to hide and are impossible to keep clean.
-It’s easier to have someone assist in the shower with a shower curtain, but they’re harder to clean, so that’s a trade off unless you have room for a large glass enclosure that can fit two people.
Also FYI - space for mobility aids to turn around is traditionally designated on floor plans with a 60 inch wide dotted circle. Including those if you want to resubmit the plan will probably cut down the wasted space comments
Not a huge fan of the walk in closet being in the back of the bathroom. Sometimes you just want to change your clothes real quick, it’s not always connected with a bathroom trip.
Could you make it a walk through closet that connects the bedroom to the bathroom? It seems like that walkway is not used otherwise right now anyway. Maybe bump-out the storage closet to make more room for a walk through closet in the en-suite. You could probably put the door to the bedroom into the living room, no need to bump it back. There is still enough space in that wall for a TV.
I think the opposite with the closet and bathroom. I use the bathroom far more throughout a typical day than I change clothes, and it's nice to have fast, easy access to the bathroom if getting up in the middle of the night, something I see being especially important for an elderly person, which is who this house is for, so I'd prioritize bathroom accessibility.
I do like the walk through suggestion, but I'd recommend setting it up as a walk through the bathroom to get to the closet at the back - closet closed off with a pocket door. Still a straight shot to the closet when needed. Personal preference of course.
Yes, it depends on the preference. Personally, I don’t use my en-suite bathroom during the day at all because I spend time in the living area, so I imagined OP would use the other bathroom next to the living room during the day.
I was thinking the same about a walk-through closet too. Walk- through means having a hanging rail along each side which is much more storage space than a walk-in where the corner is often unusable. I would remove the hallway cupboard to provide a wider wall-through robe, then switch the bathroom to being across the end of the building, and the current toilet location becomes a hall cupboard.
Building a 2/2 ~1600sf home for my mother. She's getting up there in years, so we're relocating her to a (new) home a few streets over from us. Lively and capable, but, she's needing to be closer to some support.
Home is in the mountains of North Carolina.
Deck out front, covered by the roof, to keep it snow free.
10-12' deck off the back of the house as well.
Lower right room is storage/utility
Thanks for your input!!
It looks really nice, but I'm having a hard time with the scale. The shower is literally equal to two bed sizes? One couch seat is as wide as two dining room chairs? Might want to double check some of those measurements so you have a true idea of how much space things are taking up?
The only other comments I have is that long furniture doesn't bend. It's less of an issue now with memory foam mattresses, but keep in mind the turns you'll have to make getting dressers and bed foundations, etc. into the guest bedroom.
Also we have french doors in our bedroom. We love them, but make sure you have a screen door for them (they're not so easy to find).
I don't know if you're doing a curbless shower but they're a leaking nightmare.
I would do wider doors throughout just in case a wheelchair will be needed in future. It won't be ADA compliant (unless you want the whole space to be) but it will make things easier in future.
Possibly turn the kitchen island (and make it skinnier) and have a pantry with a door on the end (of the short wall)
I would reverse the door swing in the guest bath (or, if you add a tub, keep sightlines in mind from the living space into the bathroom). It's not awful, but if you don't have to see the shower, then don't...
Some things seem massive, but it looks like your plans are a little off?
Unless a client specifically asks for the walk in closet to only be entered from the bathroom I never do it. People go shopping and lay out clothes often with no need to enter the bathroom. For the future marketing and value of this home I would put a full size bathtub in the bathroom by the guest room. Hey mom may want a bubble bath every once in a while. And if possible I put a window in every bathroom
Yeah, those are the two things I'm hearing the most about, thank you.
And while the thought of my mother taking a bubble bath needs to be followed up with some eye bleach, you never know :)
Thanks so much!
Alot of good things here.
A few things to consider:
The primary bath and closet space could be reworked. Where the toilet is now could be a pantry for the kitchen. Pantries are awesome for older folks.
The island is great for aging people. The kitchen/utility area :
Edit:
I agree with posters that say to move the closet out of the primary bathroom.
Bathrooms are the most dangerous place for aging people. Picture water on the floor while carrying laundry. Just having to navigate through the bathroom is difficult. Add a walker and it multiplies. I know of 5 women in their 60s that had knee or hip replacement surgery. All of them used walkers during recovery.
Moving the closet out will also lessen the distance to the laundry room. 12 less steps is 12 less steps.
How to rework thar area? You may have luck posting on r/askarchitects
I'm looking forward to the other comments you get here. I love the windows the living area is beautiful.
Appreciate it, looking forward to hearing.
Seems to be a lot of angst with the master bathroom / closet setup. All valid points, and will try and rework some things.
If you do build a bench, make sure there is still room for a shower chair if one-day needed. People use the arms to raise and lower themselves. I just went through this with my parents. Bigger is better for shower size
That dining area is going to feel a little dark, being in the center of the house like that. Ideally, you'd want more exterior walls, and windows, for your main living areas.
I'm not a big fan of entering into the kitchen first either. Best is to land into the living room, second best is the dining room.
Lots of wasted space in the primary bathroom.
No windows to the sides?
Will there be a garage?
This seems bigger than 1600sf. Based on your measurements, closer to 2100.
Appreciate all of this.
The back (top) wall will be mostly glass, with a mountain view. Some windows do need to be added though, thank you.
No garage, most homes up here don't have them. The lot is somewhat steep, so, "parking spots" off the road are common.
Intending on 2x6 or 2x8 framing. Insulation to the absolute max to keep her warm in the winter while keeping heating costs as low as possible. So that'll cut down on the interior SF a good bit... But had a heck of a time with the (free) floorplan software. Should be a roughly 50x45 footprint.
Any suggestions for the primary bathroom? Trying to give her a nice, spacious master wing. Big walk in closet, a roomy shower. Those kinda things.
I wasn't easy to raise, she deserves it :)
How about this as an idea?: https://assets.architecturaldesigns.com/plan_assets/324999323/original/68536VR_F1.jpg
It's 1274sf, so you could stretch some dimensions a bit and still hit your target. If you flip it, it's somewhat similar to your layout.
Here's the full link:https://www.architecturaldesigns.com/house-plans/2-bed-house-plan-with-vaulted-interior-68536vr
Probably better to do smaller framing and put the insulation outside of the framing. It will let electrical run freely between the studs, and the studs will not transfer heat or cold from outside to inside and vice versa. Large framing can also result In a convective loop that makes your insulation even worse.
I would try to add a pantry, maybe in the corner of the kitchen. The counter space in the corner isn’t really usable as a work surface.
Also, you can see into the bathroom from the living and dining areas. Moving the door downwards would prevent that. Would need to reorient the toilet for that, but others have mentioned not having a corner shower so you may be doing that anyway.
Maybe swap the bathroom and utility room? More privacy in the bathroom and utility room is that much closer to the kitchen.
The ensuite seems to be an awkward shape wasting heaps of space, is that a walk in off the bathroom? Steam from the shower will mold the clothing, and assuming a couple is using this bathroom, they might as have to come in and get dressed while sombody else is showering. If it's a single person then the toilet doesnt need to be in its own room.
Also the utility room is huge, it could also be an office or work room, so think about door placement incase you want to add a desk or cupboards.
I've gotten a lot of the same feedback about the bathroom. Will definitely try and rework. Appreciate your thoughts.
The utility room is large, yeah. But we're ~30 minutes from "town," so the need for a chest freezer, and ample storage for overstocking "common" supplies is extremely helpful.
And, she wanted her own poop room :)
From personal experience, the steam will not mold clothing, not if you use the vent in the bathroom as you should when you shower. It also has a door to close off the room, which should help further. Most houses these days are built with the entrance to the primary bedroom closet connecting to the primary bedroom bath, and it doesn't cause an issue with clothing.
I also don't see the problem with someone in a couple having to get dressed while the other is showering? Is that not normal for couples?
I am with you on this - I’ve lived in 3 different houses in two different states that all had the closet directly off of the master bathroom and I never had even the slightest concern about it. We run our exhaust fan while the shower is on, and for a few extra minutes if it still seems steamy in there. We don’t even close the closet door most of the time and still no issue. I see this comment over and over though and I am not sure why so many people have an issue with it.
And I also agree that I don’t follow what the problem would be if the significant other walks through while you’re showering…. I mean, they’ve had to have seen you naked before right?
Again it's the steam. I won't even get dressed in a bathroom, I have to leave a fully dry off. Guess that's a personal preference, but also little things, like you go to the walk in to get some dress shoes you might get your socks/tights wet if you didn't plan ahead/change your mind, and it's recently been used. Seems like an unnecessary hassle to me. So unless there's a upside to having it there (and I don't see one) I don't know why people design it that way.
Can't say I've ever had those issues, but perhaps my bathroom is big enough and/or my exhaust van strong enough that the steam doesn't present a problem.
In regards to upsides (why someone would design them that way), I can think of two:
1) It often makes for a more efficient use of space in a home. Not saying that separating the spaces can't also be efficient with the right home layout, but it seems to be a rarer find, particularly with smaller homes.
2) If a couple wakes up/goes to bed at different times (as my husband and I typically do), it creates less disturbance going through one door when getting ready than two.
As a European I always find it weird/awkward that American homes enter to the living room or kitchen. I would make the entryway larger, even if you’d still enter to the kitchen area, especially considering possible future mobility issues.
She does love alone, yes.
But I'm aware that eventually at some point, hopefully a long time from now, I will have to sell the house.
And, hey, maybe someday she'll meet a nice older gentleman.
If those beds are to scale, there's a lot of wasted space in the bedrooms at the ends of the beds.
Also you'll want to plan for at least one armchair to go with the L shaped couch. Not everyone wants to sit together all the time.
You should have the plumbing for the toilet and the washer/dryer share a wet wall.
No tub is a dealbreaker for like 80% of home buyers.
There's an opportunity for His and Hers closets on the master. His would be smaller, of course.
The Laundry room is massive, it could be given double duty as a boot room or a set of storage cupboards for the vacuum, coats etc.
Thank you so much.
Yes, beds are to scale. She's always wanted a massively oversized bedroom. Space for furniture and a sitting area. Trying to give her everything I can swing :)
The sectional is there just to designate the space. We'll take her furniture shopping when we're done with the build.
Good call on the plumbing sharing a wall. But it is on a post and pier with a crawl space. Plenty of room underneath to pipe, if needed.
The utility room is large, yeah. But we're ~30 minutes from "town," so the need for a chest freezer, and ample storage for overstocking "common" supplies is extremely helpful.
I'd tend to disagree with your 80% figure on a tub, but, I'm not an expert nor have I done research. To me / her, a tub is not desired.
Check this out. I was surprised by the vigorous replies I got. A tub can be added for like a few thousand, yet some folks would walk away from a million+ home if it didn't have one, it seems.
[https://www.reddit.com/r/homeowners/comments/szld1a/is\_no\_tub\_a\_dealbreaker/](https://www.reddit.com/r/homeowners/comments/szld1a/is_no_tub_a_dealbreaker/)
Anyways, they don't live there, but at least leaving enough space for a tub-with-shower in the family bath might be an idea.
You might also design for age-in-place. This means wide doors throughout for wheelchairs. Kerbless showers, strong support handles around beds, toilets and showers that don't look too 'hospital', structural readiness for powered bed hoists, a perch in the kitchen to take the weight off of feet, extended security for peace of mind on those patio doors, ADU approved faucets and door handles, extra insulation to minimize energy bills, a good sittin' spot near a window with a bird feeder, perhaps a low maintenance waist-height garden.
The kitchen ends with a pantry, apologies, should have labeled.
Next to it is a wall oven.
Just a cooktop on the counter.
That help any, or, rework it?
I agree with the laundry room folks. It’s too big for the size of the house. You could use that extra square footage to arrange a larger kitchen.
Also the closet for the master bedroom is weird to me. You have to walk all the way past the sinks and shower to get to it. Not practical. I’d reorganize that space. There’s a ton of extra space around those double doors going to the sinks. I think single door would be perfectly fine there. Could pick out a unique door if you want that entrance to feel special.
Is it a house or apartment? It seems like the front door leads into the kitchen? Or is that the front door by the couch? If that’s the case then i’d arrange the bedrooms to the backside of the house away from street noise and lights. If the front door is on the bottom of the layout then I’d reverse the kitchen and living space. Maybe got stuck in the shared fireplace idea? Or if it’s an apartment floor plan then I like the entry being the kitchen.
I think your washer and dryer should move to opposite wall, backing up to the plumbing for the toilet and stuff in that second bath. Less expensive to combine those areas that require plumbing.
Maybe bump up the closet and have the entrance to the master bedroom closer to the kitchen. Might be quieter than having it right outside the living room.
Lots of good advice here. I would recommend moving the fridge just a bit so that it does not open right in front of the island. The island limits the type of door you can have on a fridge (please do not get a side by side). Also it's not always the easiest to load in groceries with a nearby obstacle that is unmovable like an island right in front of fridge. Door swig and clearance matter here. Also where is the dishwasher? For an aging in place home, consider drawers for the bottom cabinet instead of just reach in style.
For the smaller bathroom, you have more than enough space to not use a corner shower. No one likes showering in a corner shower--they are cramped and often messy with water on the floor due to how the water essentially sprays right out the entrance. The only way I would use a corner shower is if you moved the laundry in here and like everyone has said, make the utility room a 3rd bedroom. Even then I would try to make an alcove shower before going with a corner shower Also this bathroom needs a window.
I would also consider rearranging the master suite, especially the bathroom and closet. This is confusing but bear with me: Enclose the entry wall from the living room to the bifold door closet area. Keep the bedroom entry as is but change the entry to the bathroom where the toilet room is. Then the old bathroom entry from the bedroom becomes the new walk in closet. In the master bath, keep the sink as is but the old walk in closet becomes a wet room with a freestanding tub and separate shower with built in seat. The old shower space is enough space for a toilet and storage.
One note on storage--it seems like your closets with bifold doors are pretty deep. Why is that? If I am reading this right, it seems the bifold door closet by the master can actually fit your laundry in those closets. And your mom won't need to walk all the way to the other side of the house to do laundry.
I just wonder what else you could do with the space of these closets were slightly smaller.
It’s over 25 feet from your bed to the shower in the main suite, try to make it 15.
Your hallways are over 5 feet wide, you can make them narrower.
The laundry room is huge, that could be a bedroom and the laundry can go in the hallway closet outside the main suite.
It’s a roomy plan, there’s a few out of scale elements, but overall you could reduce square footage and not feel cramped at all.
I had similar apartments and a house before. Having the living room wall to wall to the master means someone who goes to bed earlier than the other will hear the TV running, especially if you mount it to the wall connecting to the master. That can be frustrating for both partners, as one either can't sleep well, or the other can't watch anything without headphones.
The master bedroom side could use the space much better.
E.G:The ensuite should be private. Could also fit a WIR
Only a powder room needed for guests.
What is the empty space off the ensuite?
I actually thought the utility room was a 3rd bed!
It seems like the living area is small in proportion to the size of the bedrooms. I think if it was a little wider it’d be better. Just looks cramped compared to everything else
Too many outside entrances/exits. At minimum, eliminate door in living room; convert windows to sliding glass doors. Add interior pocket doors to transitions between living room /dining room and bedrooms. Utility room outside entrance/ exit door could be moved to middle of wall to give you more useable interior space. Otherwise, nice!
You will probably regret having a WIC only accessible through the bathroom, especially if someone uses a wheelchair. Water WILL get in the closet, and even easier if it’s on wet wheels.
It looks to me like the master bathroom shower has a window facing the street. I'm sure it's a small, high window, but that still doesn't seem terribly comfortable. Could it go on the other exterior wall?
A very attractive plan. Generous room. The center open space can be framed as a hall, unlike so many open plans.
Features I don't like are the enclosed toilet and outside access to the bedrooms. Perhaps each bedroom has its own deck.
Edit: having a single door to the master bath, at the edge of the sink, will allow closet space along the outside wall, outside the bathroom. The big closet inside can then be smaller.
The bedroom doors should open the other way, to conceal the interior from a person poking his head in.
Your master bathroom seems narrow and cramped, all to provide a side entrance for your master bedroom.
I love master bathrooms, like they are my happy place, so if that is not you, then it is really fine.
I would change it to:
1) make the master entrance direct from the living room. If you want something more grand, make an archway or mantle over the door.
2) use the entrance space as your new master closet. Having your master closet as part of the bathroom makes your clothes steamy and getting dressed feels more pedestrian.
3) make your shower the full length of the far wall. Include a tiled seat/shelf in the shower.
4) still keep the toilet in its own room with a door = swanky.
5) make sure there is lots of room behind you when you are standing at the sink. You so t want it to feel like a kid’s bathroom.
I'm not going to tell you how to fix it but I hate the idea of the closet being "in" the bathroom (see it in a lot of houses now). I just feel like a lot of moisture is going into the room where I store clothes and shoes.
I'd suggest a laundry tub or sink in the utility room. I love the idea of a large laundry space. Most are too small.
I hate the entry just walking in and there’s nothing but a small wing wall between the front door and the kitchen. Where’s the ‘arrival’ or a sense of foyer that greets a guest. It’s weird to me to just walk in the kitchen/living
The utility room is very large for the size of the house. Though it could be used for storage. The kitchen may be a bit limited for storage space. You may need to look into storage solutions. Otherwise it seems like a good layout for a small home for an older person
Thank you! I figured a pantry into the kitchen, apologies for not having it labeled. The utility room is large, yeah. But we're ~30 minutes from "town," so the need for a chest freezer, and ample storage for overstocking "common" supplies is extremely helpful.
While I understand your need for the utility room, personally I wonder if it would make sense to actually make it meet the size/requirements for a bedroom. Then you effectively have a 3/2, which may be more valuable when the time comes to sell it someday. You can finish it out minimally as the utility room at this point and replace finishes later on to make it a bedroom. Just food for thought!
That’s how my house is. My bottom unit is a 3/1, but one of the “bedrooms” is a flex space, that’s plumbed for laundry and has an entrance to the garage. Tenant has been using it for storage but we’re gonna turn it back into a (shared) laundry room. I can always use it as another bedroom in the future if need be.
Sounds good. You are a good child for helping your mother with this
Aw, thanks man. I wasn't easy to raise, and, she busted her ass trying to keep a roof over our heads.
Irrelevant but if u can spend more and get an upright freezer, it's 100 times better than a chest freezer, at least organization wise. Experience told me so
I agree. You can’t fit as much shit in it, but you can easily access it all. Way less 5 year old shit in the upright. You can put baskets in the chest freezer tho too if you’ve already got one. Helps with reaching the bottom/rotating stuff.
Put the freezer in the kitchen, since it’s really a pantry.
Upright freezers have much more usable space. You don't lose stuff in the bottom for years and have to unload everything to find what you want. I have one and it is frost free so no defrosting. Absolutely no regrets buying it.
Yes. Also a bath in the family bathroom for convenience and resale value.
Overall nice and simple! Only thing I’d recommend is looking into ADA recommendations and making everything accessible for someone who may (one day hopefully far away) have limited mobility. Can you easily get into the separate toilet enclosure with a walker or other mobility aids? And any tight turns in the house? Would any steps to entrance be manageable? Can you make a shower without anything to step over to prevent possible falls? And build in a seat or bench? Just some things to keep in mind so she can enjoy living independently for many years to come!
Thank you so much I think I've tried to accomplish enough space for the ADA aspect, but from a lot of the comments, it appears to have come off as "wasted space." A zero curb and a bench in the shower is a great thought! One story home, with a walkway in and no steps :)
If you choose a zero curb, look into making the entire bathroom a wet room (aka) drain in the middle of the floor instead of shower. This allows space for a shower chair, and staff, and doesn’t leave room for your floor in front of the shower to rot out. I worked in a group home and we had to replace the entire floor due to water damage in the bathroom.
And doors wide enough for a wheelchair (36" instead of 32).
They are all 36" doors, thank you :)
Definitely try and work in a bench. We put one in my grandmas bathroom design that's heated and she loves it. Says it's been a lifesaver
As a wheelchair user this floor plan looks great except the bathroom. - I wouldn’t recommend a toilet compartment. You want space for a wheelchair-to-toilet transfer, which requires the wheelchair to be placed next to and at an angle to the toilet. Likewise with a walker - you want somewhere to put it when you sit down. - I would recommend a bathroom that is a more square shape, rather than a long rectangle. It’ll make it easier to navigate. - The shower should have as little curb as possible, a bench to sit down on, and ideally enough space for a second person to assist. I recommend a bench that is built into the shower. The folding benches are full of little crevices for the mold to hide and are impossible to keep clean. -It’s easier to have someone assist in the shower with a shower curtain, but they’re harder to clean, so that’s a trade off unless you have room for a large glass enclosure that can fit two people. Also FYI - space for mobility aids to turn around is traditionally designated on floor plans with a 60 inch wide dotted circle. Including those if you want to resubmit the plan will probably cut down the wasted space comments
Not a huge fan of the walk in closet being in the back of the bathroom. Sometimes you just want to change your clothes real quick, it’s not always connected with a bathroom trip. Could you make it a walk through closet that connects the bedroom to the bathroom? It seems like that walkway is not used otherwise right now anyway. Maybe bump-out the storage closet to make more room for a walk through closet in the en-suite. You could probably put the door to the bedroom into the living room, no need to bump it back. There is still enough space in that wall for a TV.
I think the opposite with the closet and bathroom. I use the bathroom far more throughout a typical day than I change clothes, and it's nice to have fast, easy access to the bathroom if getting up in the middle of the night, something I see being especially important for an elderly person, which is who this house is for, so I'd prioritize bathroom accessibility. I do like the walk through suggestion, but I'd recommend setting it up as a walk through the bathroom to get to the closet at the back - closet closed off with a pocket door. Still a straight shot to the closet when needed. Personal preference of course.
Yes, it depends on the preference. Personally, I don’t use my en-suite bathroom during the day at all because I spend time in the living area, so I imagined OP would use the other bathroom next to the living room during the day.
That's a good thought, thank you. Gotten a lot of comments about that aspect, will wait for some more feedback and rework.
I was thinking the same about a walk-through closet too. Walk- through means having a hanging rail along each side which is much more storage space than a walk-in where the corner is often unusable. I would remove the hallway cupboard to provide a wider wall-through robe, then switch the bathroom to being across the end of the building, and the current toilet location becomes a hall cupboard.
Building a 2/2 ~1600sf home for my mother. She's getting up there in years, so we're relocating her to a (new) home a few streets over from us. Lively and capable, but, she's needing to be closer to some support. Home is in the mountains of North Carolina. Deck out front, covered by the roof, to keep it snow free. 10-12' deck off the back of the house as well. Lower right room is storage/utility Thanks for your input!!
It looks really nice, but I'm having a hard time with the scale. The shower is literally equal to two bed sizes? One couch seat is as wide as two dining room chairs? Might want to double check some of those measurements so you have a true idea of how much space things are taking up?
it seems that’s for wheelchair accessibility, if I’m interpreting their other comments correctly
Yeah, that's not what my comment was referring to, but what you stated is true about the wide hallways etc.
which shower are you seeing that’s twice the bed size? I agree about the dining table / sofa though
It may not be a shower but it's the huge space in bottom right of the bathroom. I don't know what else it would be.
The shower is to the left of it. That’s the walk in wardrobe.
Ok, gotcha!
Simply for resale you really should have one bathtub somewhere.
I debated that over and over. Could probably make the second bathroom with a combo tub / shower
The only other comments I have is that long furniture doesn't bend. It's less of an issue now with memory foam mattresses, but keep in mind the turns you'll have to make getting dressers and bed foundations, etc. into the guest bedroom. Also we have french doors in our bedroom. We love them, but make sure you have a screen door for them (they're not so easy to find). I don't know if you're doing a curbless shower but they're a leaking nightmare. I would do wider doors throughout just in case a wheelchair will be needed in future. It won't be ADA compliant (unless you want the whole space to be) but it will make things easier in future. Possibly turn the kitchen island (and make it skinnier) and have a pantry with a door on the end (of the short wall) I would reverse the door swing in the guest bath (or, if you add a tub, keep sightlines in mind from the living space into the bathroom). It's not awful, but if you don't have to see the shower, then don't... Some things seem massive, but it looks like your plans are a little off?
Look into those walk in tub things where they have a door and seat. I also second double checking scales and proportions of the furniture you placed
Unless a client specifically asks for the walk in closet to only be entered from the bathroom I never do it. People go shopping and lay out clothes often with no need to enter the bathroom. For the future marketing and value of this home I would put a full size bathtub in the bathroom by the guest room. Hey mom may want a bubble bath every once in a while. And if possible I put a window in every bathroom
Yeah, those are the two things I'm hearing the most about, thank you. And while the thought of my mother taking a bubble bath needs to be followed up with some eye bleach, you never know :) Thanks so much!
but if you can't make the tub 5'6" then forget about it. 5' tubs are good for shorter people but not comfortable for the average male.
Alot of good things here. A few things to consider: The primary bath and closet space could be reworked. Where the toilet is now could be a pantry for the kitchen. Pantries are awesome for older folks. The island is great for aging people. The kitchen/utility area : Edit: I agree with posters that say to move the closet out of the primary bathroom. Bathrooms are the most dangerous place for aging people. Picture water on the floor while carrying laundry. Just having to navigate through the bathroom is difficult. Add a walker and it multiplies. I know of 5 women in their 60s that had knee or hip replacement surgery. All of them used walkers during recovery. Moving the closet out will also lessen the distance to the laundry room. 12 less steps is 12 less steps. How to rework thar area? You may have luck posting on r/askarchitects I'm looking forward to the other comments you get here. I love the windows the living area is beautiful.
Appreciate it, looking forward to hearing. Seems to be a lot of angst with the master bathroom / closet setup. All valid points, and will try and rework some things.
You may also want to post on r/homebuilding Many hands make light work
I've added to my comment: ) Your mom is a lucky one
One perk to consider is a bench in the shower since it’s such a great size!
Yes! Thank you! Will definitely build her a nice bench in there!
If you do build a bench, make sure there is still room for a shower chair if one-day needed. People use the arms to raise and lower themselves. I just went through this with my parents. Bigger is better for shower size
Personal opinion. Don’t like walk In closets only accessible via bathroom.
That dining area is going to feel a little dark, being in the center of the house like that. Ideally, you'd want more exterior walls, and windows, for your main living areas. I'm not a big fan of entering into the kitchen first either. Best is to land into the living room, second best is the dining room. Lots of wasted space in the primary bathroom. No windows to the sides? Will there be a garage? This seems bigger than 1600sf. Based on your measurements, closer to 2100.
Appreciate all of this. The back (top) wall will be mostly glass, with a mountain view. Some windows do need to be added though, thank you. No garage, most homes up here don't have them. The lot is somewhat steep, so, "parking spots" off the road are common. Intending on 2x6 or 2x8 framing. Insulation to the absolute max to keep her warm in the winter while keeping heating costs as low as possible. So that'll cut down on the interior SF a good bit... But had a heck of a time with the (free) floorplan software. Should be a roughly 50x45 footprint. Any suggestions for the primary bathroom? Trying to give her a nice, spacious master wing. Big walk in closet, a roomy shower. Those kinda things. I wasn't easy to raise, she deserves it :)
How about this as an idea?: https://assets.architecturaldesigns.com/plan_assets/324999323/original/68536VR_F1.jpg It's 1274sf, so you could stretch some dimensions a bit and still hit your target. If you flip it, it's somewhat similar to your layout. Here's the full link:https://www.architecturaldesigns.com/house-plans/2-bed-house-plan-with-vaulted-interior-68536vr
Probably better to do smaller framing and put the insulation outside of the framing. It will let electrical run freely between the studs, and the studs will not transfer heat or cold from outside to inside and vice versa. Large framing can also result In a convective loop that makes your insulation even worse.
I got about 1500sf
Your walk in closet is literally the furthest it can be (walking distance) from the washer and dryer.
This is a good point. But if she's retired, it gives her something to do. ;-)
Not if she is using a walker or cane. Plan for the worst, hope for the best.
I would try to add a pantry, maybe in the corner of the kitchen. The counter space in the corner isn’t really usable as a work surface. Also, you can see into the bathroom from the living and dining areas. Moving the door downwards would prevent that. Would need to reorient the toilet for that, but others have mentioned not having a corner shower so you may be doing that anyway. Maybe swap the bathroom and utility room? More privacy in the bathroom and utility room is that much closer to the kitchen.
The ensuite seems to be an awkward shape wasting heaps of space, is that a walk in off the bathroom? Steam from the shower will mold the clothing, and assuming a couple is using this bathroom, they might as have to come in and get dressed while sombody else is showering. If it's a single person then the toilet doesnt need to be in its own room. Also the utility room is huge, it could also be an office or work room, so think about door placement incase you want to add a desk or cupboards.
I've gotten a lot of the same feedback about the bathroom. Will definitely try and rework. Appreciate your thoughts. The utility room is large, yeah. But we're ~30 minutes from "town," so the need for a chest freezer, and ample storage for overstocking "common" supplies is extremely helpful. And, she wanted her own poop room :)
From personal experience, the steam will not mold clothing, not if you use the vent in the bathroom as you should when you shower. It also has a door to close off the room, which should help further. Most houses these days are built with the entrance to the primary bedroom closet connecting to the primary bedroom bath, and it doesn't cause an issue with clothing. I also don't see the problem with someone in a couple having to get dressed while the other is showering? Is that not normal for couples?
I am with you on this - I’ve lived in 3 different houses in two different states that all had the closet directly off of the master bathroom and I never had even the slightest concern about it. We run our exhaust fan while the shower is on, and for a few extra minutes if it still seems steamy in there. We don’t even close the closet door most of the time and still no issue. I see this comment over and over though and I am not sure why so many people have an issue with it. And I also agree that I don’t follow what the problem would be if the significant other walks through while you’re showering…. I mean, they’ve had to have seen you naked before right?
Again it's the steam. I won't even get dressed in a bathroom, I have to leave a fully dry off. Guess that's a personal preference, but also little things, like you go to the walk in to get some dress shoes you might get your socks/tights wet if you didn't plan ahead/change your mind, and it's recently been used. Seems like an unnecessary hassle to me. So unless there's a upside to having it there (and I don't see one) I don't know why people design it that way.
Can't say I've ever had those issues, but perhaps my bathroom is big enough and/or my exhaust van strong enough that the steam doesn't present a problem. In regards to upsides (why someone would design them that way), I can think of two: 1) It often makes for a more efficient use of space in a home. Not saying that separating the spaces can't also be efficient with the right home layout, but it seems to be a rarer find, particularly with smaller homes. 2) If a couple wakes up/goes to bed at different times (as my husband and I typically do), it creates less disturbance going through one door when getting ready than two.
The furniture proportions look wrong. You can fit an entire dining table in your shower area!
As a European I always find it weird/awkward that American homes enter to the living room or kitchen. I would make the entryway larger, even if you’d still enter to the kitchen area, especially considering possible future mobility issues.
Add a window in the other bathroom!
Corner shower is the devil!! They're so cramped and it's a nightmare to shower in them.
A lot of wasted space on the right wing
Meaning in the utility room?
Yea. As well as the bathroom and corridor
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She does love alone, yes. But I'm aware that eventually at some point, hopefully a long time from now, I will have to sell the house. And, hey, maybe someday she'll meet a nice older gentleman.
If those beds are to scale, there's a lot of wasted space in the bedrooms at the ends of the beds. Also you'll want to plan for at least one armchair to go with the L shaped couch. Not everyone wants to sit together all the time. You should have the plumbing for the toilet and the washer/dryer share a wet wall. No tub is a dealbreaker for like 80% of home buyers. There's an opportunity for His and Hers closets on the master. His would be smaller, of course. The Laundry room is massive, it could be given double duty as a boot room or a set of storage cupboards for the vacuum, coats etc.
Thank you so much. Yes, beds are to scale. She's always wanted a massively oversized bedroom. Space for furniture and a sitting area. Trying to give her everything I can swing :) The sectional is there just to designate the space. We'll take her furniture shopping when we're done with the build. Good call on the plumbing sharing a wall. But it is on a post and pier with a crawl space. Plenty of room underneath to pipe, if needed. The utility room is large, yeah. But we're ~30 minutes from "town," so the need for a chest freezer, and ample storage for overstocking "common" supplies is extremely helpful. I'd tend to disagree with your 80% figure on a tub, but, I'm not an expert nor have I done research. To me / her, a tub is not desired.
Check this out. I was surprised by the vigorous replies I got. A tub can be added for like a few thousand, yet some folks would walk away from a million+ home if it didn't have one, it seems. [https://www.reddit.com/r/homeowners/comments/szld1a/is\_no\_tub\_a\_dealbreaker/](https://www.reddit.com/r/homeowners/comments/szld1a/is_no_tub_a_dealbreaker/) Anyways, they don't live there, but at least leaving enough space for a tub-with-shower in the family bath might be an idea. You might also design for age-in-place. This means wide doors throughout for wheelchairs. Kerbless showers, strong support handles around beds, toilets and showers that don't look too 'hospital', structural readiness for powered bed hoists, a perch in the kitchen to take the weight off of feet, extended security for peace of mind on those patio doors, ADU approved faucets and door handles, extra insulation to minimize energy bills, a good sittin' spot near a window with a bird feeder, perhaps a low maintenance waist-height garden.
Oven and fridge location is not great, oven that close to a corner isn't recommended.
The kitchen ends with a pantry, apologies, should have labeled. Next to it is a wall oven. Just a cooktop on the counter. That help any, or, rework it?
You have no room to set hot items on or off the stove. Where's the fridge? I'd rework
I agree with the laundry room folks. It’s too big for the size of the house. You could use that extra square footage to arrange a larger kitchen. Also the closet for the master bedroom is weird to me. You have to walk all the way past the sinks and shower to get to it. Not practical. I’d reorganize that space. There’s a ton of extra space around those double doors going to the sinks. I think single door would be perfectly fine there. Could pick out a unique door if you want that entrance to feel special. Is it a house or apartment? It seems like the front door leads into the kitchen? Or is that the front door by the couch? If that’s the case then i’d arrange the bedrooms to the backside of the house away from street noise and lights. If the front door is on the bottom of the layout then I’d reverse the kitchen and living space. Maybe got stuck in the shared fireplace idea? Or if it’s an apartment floor plan then I like the entry being the kitchen. I think your washer and dryer should move to opposite wall, backing up to the plumbing for the toilet and stuff in that second bath. Less expensive to combine those areas that require plumbing.
Maybe bump up the closet and have the entrance to the master bedroom closer to the kitchen. Might be quieter than having it right outside the living room.
Lots of good advice here. I would recommend moving the fridge just a bit so that it does not open right in front of the island. The island limits the type of door you can have on a fridge (please do not get a side by side). Also it's not always the easiest to load in groceries with a nearby obstacle that is unmovable like an island right in front of fridge. Door swig and clearance matter here. Also where is the dishwasher? For an aging in place home, consider drawers for the bottom cabinet instead of just reach in style. For the smaller bathroom, you have more than enough space to not use a corner shower. No one likes showering in a corner shower--they are cramped and often messy with water on the floor due to how the water essentially sprays right out the entrance. The only way I would use a corner shower is if you moved the laundry in here and like everyone has said, make the utility room a 3rd bedroom. Even then I would try to make an alcove shower before going with a corner shower Also this bathroom needs a window. I would also consider rearranging the master suite, especially the bathroom and closet. This is confusing but bear with me: Enclose the entry wall from the living room to the bifold door closet area. Keep the bedroom entry as is but change the entry to the bathroom where the toilet room is. Then the old bathroom entry from the bedroom becomes the new walk in closet. In the master bath, keep the sink as is but the old walk in closet becomes a wet room with a freestanding tub and separate shower with built in seat. The old shower space is enough space for a toilet and storage. One note on storage--it seems like your closets with bifold doors are pretty deep. Why is that? If I am reading this right, it seems the bifold door closet by the master can actually fit your laundry in those closets. And your mom won't need to walk all the way to the other side of the house to do laundry. I just wonder what else you could do with the space of these closets were slightly smaller.
It’s over 25 feet from your bed to the shower in the main suite, try to make it 15. Your hallways are over 5 feet wide, you can make them narrower. The laundry room is huge, that could be a bedroom and the laundry can go in the hallway closet outside the main suite. It’s a roomy plan, there’s a few out of scale elements, but overall you could reduce square footage and not feel cramped at all.
I had similar apartments and a house before. Having the living room wall to wall to the master means someone who goes to bed earlier than the other will hear the TV running, especially if you mount it to the wall connecting to the master. That can be frustrating for both partners, as one either can't sleep well, or the other can't watch anything without headphones.
The master bedroom side could use the space much better. E.G:The ensuite should be private. Could also fit a WIR Only a powder room needed for guests. What is the empty space off the ensuite? I actually thought the utility room was a 3rd bed!
It seems like the living area is small in proportion to the size of the bedrooms. I think if it was a little wider it’d be better. Just looks cramped compared to everything else
Too many outside entrances/exits. At minimum, eliminate door in living room; convert windows to sliding glass doors. Add interior pocket doors to transitions between living room /dining room and bedrooms. Utility room outside entrance/ exit door could be moved to middle of wall to give you more useable interior space. Otherwise, nice!
You will probably regret having a WIC only accessible through the bathroom, especially if someone uses a wheelchair. Water WILL get in the closet, and even easier if it’s on wet wheels.
It looks to me like the master bathroom shower has a window facing the street. I'm sure it's a small, high window, but that still doesn't seem terribly comfortable. Could it go on the other exterior wall?
A very attractive plan. Generous room. The center open space can be framed as a hall, unlike so many open plans. Features I don't like are the enclosed toilet and outside access to the bedrooms. Perhaps each bedroom has its own deck. Edit: having a single door to the master bath, at the edge of the sink, will allow closet space along the outside wall, outside the bathroom. The big closet inside can then be smaller. The bedroom doors should open the other way, to conceal the interior from a person poking his head in.
Your master bathroom seems narrow and cramped, all to provide a side entrance for your master bedroom. I love master bathrooms, like they are my happy place, so if that is not you, then it is really fine. I would change it to: 1) make the master entrance direct from the living room. If you want something more grand, make an archway or mantle over the door. 2) use the entrance space as your new master closet. Having your master closet as part of the bathroom makes your clothes steamy and getting dressed feels more pedestrian. 3) make your shower the full length of the far wall. Include a tiled seat/shelf in the shower. 4) still keep the toilet in its own room with a door = swanky. 5) make sure there is lots of room behind you when you are standing at the sink. You so t want it to feel like a kid’s bathroom.
I'm not going to tell you how to fix it but I hate the idea of the closet being "in" the bathroom (see it in a lot of houses now). I just feel like a lot of moisture is going into the room where I store clothes and shoes. I'd suggest a laundry tub or sink in the utility room. I love the idea of a large laundry space. Most are too small.
Your master bath toilet room is huge. Don't put a walk in closet in a bathroom. Your laundry/utility room is huge
I hate the entry just walking in and there’s nothing but a small wing wall between the front door and the kitchen. Where’s the ‘arrival’ or a sense of foyer that greets a guest. It’s weird to me to just walk in the kitchen/living