Second bathroom...pick an option, any option...

[dameofdilemma]

I'm desperate for a second bathroom so dp and I can shower at the same time instead of jostling each other out of the bathroom.

Dd is only 6 so not really, truly desperate yet but will be when she's older...

Its a 4 bed semi, we haven't converted into the loft (we don't need the extra space).
We use the 4th bed as a study and as dp and I both work from home sometimes we do need this.
The spare room also gets used regularly by (very lovely and welcome) MiL.

The main bedroom is a good size but an en-suite would be a squeeze and would be adjoining the next door house (and nowhere near the existing bathroom) so not sure how that would work pipes wise..

What would be the most cost effective way of putting in a second shower room? Doesn't need to be big or fancy but would need to be an electric shower as we have a combi boiler and no water tank.

1. Ensuite to main bedroom (nowhere near other bathroom or external wall)
2. Ground floor extension - downstairs shower (could also make into utility)
3. Loft conversion (seems overkill....we don't need another bedroom...cost gazillions)

Pick a number, any number....

Do you have a floorplan eg from when you bought it?

I'd consider going into the loft which could then be your guest bedroom or study and converting the smallest bedroom into a second bathroom? Would this work from a lay out point of view? You might even manage to en-suite your second largest bedroom even if you can't do your current master making it nicer for your MIL to come to stay?

1. Convert the loft.

You DO need the space. You need it to put in another bathroom without compromising the layout you have now.

It’ll save you moving when DD is older too.

On the other hand, I REALLY don’t understand the problem with two people sharing one shower. Who is being so inconsiderate that this is even an issue?

If it’s you wanting to do hair/make up etc then surely you can just do that in your bedroom?

Wet room downstairs?

Cheapest is probably 1, but depends on your present plumbing layout. I’d go for 2 - if it’s onky a small extension you may even be able to do it under permitted development so may not even need to pay out for applying for planning permission (tho best check with planning dept). An architect should be able to take a look and give you a ballpark figure for each of your options.

Depending on the house the loft might be tricky. (Load bearing, pipes and getting stairs in.)

A downstairs extension would probably be easier and would likely add value on your house. Plus it's much less plumbing work.

I wouldn't give up a bedroom to fit another bathroom.

Convert the loft into and make it an office
Then convert 1 bedroom into another bathroom. Get proper building regs for loft and you will still have a 4 bed house as well as the 2nd bathroom which will add value if you ever want to sell

I didn’t mean convert the loft and ONLY put a bathroom up there, obviously you’d put at least one bedroom up there too.

It depends how big it is, if it’s quite big up there I’d put two bedrooms and a lovely bathroom then re-jig the level you’re on now, putting in a an en-suite. So you’d end up with three bathrooms in total.

we were advised not to get rid of a bedroom as nothing else adds as much value - we have added downstairs when doing extension- but were doing extension for other reasons would not do just for bathroom..

depending on your walls/layout could you put one between/near your study/guest room/dd room? - the study and guest room esp dont need to be big..

a loft is approx 50-60k cost (London) depending on work/ceilings and you would need to check out impact on lower floor for staircase -wasnt worth it for us as need to lower ceilings and 4th room/study would be tiny due stairs..

Thanks all.

The cost and hassle of a loft conversion is putting me off....
Borrowing another £60k on our already large mortgage versus paying £60k off that mortgage...
Dp and I are mid-40s, we'd like to have a small mortgage within the next few years so we have more options work wise. That's feasible if we continue to overpay and don't borrow more...worry that a loft conversion will chain us to our current careers...

Would a downstairs extension cost any less though?

Ilove - there is no rationale reason right now for my wanting a second bathroom, completely admit that! But when dd is a teenager I don't want to constantly be nagging her to hurry up in the bathroom in the morning....

Itslooking - I think you're right, we need to get someone in (architect?) to advise on easiest/cheapest option.

avery - because of the layout we couldn't put anything in the study (too small) and that's the only rom adjoining the bathroom.

We recently converted our single garage - is that an option rather than a downstairs extension?

Nix - sadly no garage to convert :(

Option 2.we've just done this on our house - added a small single story utility room and separate shower room. We thought loft conversion was to much money and upheaval, and we didn't really have space elsewhere. Cost was just over £20k, excluding fixtures and fittings (but including installation) . Took them about a month to complete.

Sounds like a non issue really for three of you. Teenagers tend to get up last anyway so just make sure you're showered before she surfaces!

I would go for two and get the utility room as well. Are any of the bedrooms downstairs? A downstairs bathroom would futureproof if you are planning on staying in the house forever.

I’d go for two, try and get a loo shower sink and washer dryer in there and it will be most useful long term I would have thought.
If you put a floor plan up people might be able to help make suggestions, mark where drain covers are in the garden as well.

Imicola - thanks for that, £20k would be more do-able than £60k....

Hipto - there's already a downstairs loo and washing machine in the same area downstairs so maybe that would make the plumbing a bit easier.
Sadly don't have anything as useful as a floor plan sorry!

wowfudge - do they ever stop coming in for a poo when you're in the shower

If cost is an issue and you don’t need the extra space, I would go with the en-suite ( or a seperate showeroom elsewhere on the top floor if it is easier to install). Downstairs showrooms are bit of a pain unless there is a bedroom to go with it

Could you use the washing machine space for a downstairs shower and find another home for the washing machine in existing footprint? Or otherwise nibble a bit out of a neighbouring room to convert the downstairs loo into a shower room? Could easily save you £20k over extension options.

Or is there space in guest room for a small en suite?

Extending mainly for a shower, which is about 80 X 80 cm when it comes down to it, seems a bit sledgehammer to me.

The trouble with converting the loft is that once you're at 3 floors, there's all sorts more regulations to comply with (things like covered escape routes)

Which room is above the kitchen? Could you put a shower in there?

Will your water pressure handle it?

To me, a second toilet is way more important than a second shower - so I think that actually the downstairs utility/shower room would probably result in the most life-quality improvement.

Choice 2. A small shower room utility room extension. Just a basic one.

1. Less trouble to do, and cheaper.

if tehre is a loo downstairs already then that is proabbly the easiest in terms of plumbing...you will need to make sure there is decent drainage ... a builder would probably be enough for that you wouldnt need an architect....
if you were thinking of an extension though then i would recommend an architect (although£20k sounds v optomistic - depending on where you are..
what about the guest room/dd room if they are next to each other?
if you can find a decent builder they may be able to come up with options......

Thanks all.
We couldn't fit a shower in the existing downstairs loo unfortunately. The washing machine is in a sort of small hallway with the back door so would have to go through shower to get to the back garden if we put it there.

I need to work out whether an en suite can be put in if it's not next to the existing bathroom. The only room adjoining the bathroom is the small study.

Definitely need someone round who's knowledgeable, might try builder first.