Is there an answer to this downstairs toilet conundrum (with diagram?)

[ShowOfHands]

We really need a downstairs toilet. One preteen and one teen, two adults and an upstairs bathroom is manageable but a second, downstairs toilet would make life easier and possibly add value. However, I also have three relatives with mobility issues and the stairs are becoming impossible for them which means they can't visit.

We originally quoted up for a small extension from the back door out to the kitchen window which is big enough for a toilet and sink but it's ££ and financially, not the best choice as we wouldn't add the value compared to the cost.

Every builder (and MN!) suggested converting the cupboard under the stairs as a cheaper and quicker option but the builders have all said we would have to brick up the back door and incorporate the back vestibule/hall into the toilet because just the space under the stairs wouldn't meet building regs. The problem is that it would mean the toilet door is off the dining room which makes me deeply uncomfortable.

I don't want to do it if when we come to sell, it puts people off and it's as weird an idea as it feels but we really want a downstairs toilet so that my family can visit and we can have a wee when the main bathroom is occupied.

Have I missed an obvious solution? Other than moving of course.

Do you really “need” an extra toilet?

I know people are quite particular on here about all aspects of bathrooms and activities therein but we’ve brought up two DC in our current house and managed with one toilet. It would be better to have two, obviously, but it’s not something that exercises me unduly.

It all sounds quite stressful and expensive bearing in mind your DC may well be at uni for most of the time in five years.

@FamilyOfAliens

Do you really “need” an extra toilet?

I know people are quite particular on here about all aspects of bathrooms and activities therein but we’ve brought up two DC in our current house and managed with one toilet. It would be better to have two, obviously, but it’s not something that exercises me unduly.

It all sounds quite stressful and expensive bearing in mind your DC may well be at uni for most of the time in five years.

It’s needed for the relatives with mobility issues mentioned in the OP.

I would use part of the conservatory space

It’s needed for the relatives with mobility issues mentioned in the OP.

Whoops - didn’t realise she had elderly people living with them. Apologies, OP.

Can you just remove the door between the under stairs and back door and then fit a WC with a combined hand basin? It would mean passing the WC as you exit the back door. Also you need to consider ventilation to an external wall for Building Regs.

Ahh. In my head I already thought you had a lobby to the side of the kitchen door.

Could you manage with just the loo in the space to give more flexibility ? As it’s close to the kitchen could hand washing be done in the kitchen sink. ?

@Berthatydfil that wouldn't comply with Building Regs - you have to have handwash facilities in there (but there are space-saving loos that integrate a handwash sink with the loo cictern)

I would do the lean-to external extension along the left hand side of the kitchen. Yes it will cost a lot more than converting the understairs cupboard but it will be a nicer, larger room, there will be two doors between the loo and the rooms of the house as you can keep the vestibule (which would have 4 doors - outside, understair cupboard, dining room and loo) and you will still have your under-stair storage. You could make it a wet-room/shower room as well as just a loo maybe and that would make it a more worthwhile addition considering the additional cost?

We have that arrangement - admittedly we have had it 20 plus years.
If we ever replaced the cistern I would probably get one with an integrated sink but for now it’s fine.
I assume the OP could do the same ?
To be honest what’s the down side ? It’s not as if it’s structural ? I can’t see the council beating down my door and insisting it was taken out of commission. It would only be an issue if we sell or am I wrong ?

i'd do the extension but make it a bit bigger & put a utility room in there too. then you add value & get your laundry out of the kitchen.

Could you add a porch at the back, then toilet is accessed through the porch via current back door, and put a new door into the kitchen from the porch?

But to be honest I'd be thinking about replacing conservatory with a proper extension with a toilet and utility

At my old house (we moved in Feb) our downstairs toilet was off the kitchen/diner.

It was never an issue.

WC drainage seems to be on the left of the property. Putting a WC on the conservatory side would involve expensive drainage solutions.

Two suggestions OP.

Stair lift to get the relatives with mobility issues upstairs

Is it possible to reverse the stairs and move them back in the house, so as you open the front door you would see the toilet door in front of you?

I squeezed in a non building regs loo off my hall very cheaply. When I eventually sell I'll have had use of it for 10 years and will happily remove it if needed. Is that an option?

Could the conservatory become the dining room? the dining room become the living room? And front part of the living room become a bathroom, that leads to the back bit of living room a small downstairs bedroom? Would this maybe add value.

I will sort out dimensions later so you can see better what we are looking at but two things to bear in mind are:

1. We don't have limitless cash. We've had to extend our mortgage to do this work and there is a cap. We can't afford an extension/utility/wet room of any size and...

1. There's not enough room for 99% of your (excellent) suggestions. The conservatory is becoming a proper room but it's not big enough to be anything but one room, the back hallway isn't a hallway. You couldn't fit anything in it on its own. It's a porch really with room to open the door and take off your shoes.

We will also be selling in 5 years or less. We have to consider what makes sense for resale vs what we need.

You are all lovely BTW and some v clever ideas. I WISH we could reverse the stairs or afford a big extension to remove the issue entirely.

Could you put the toilet under the stairs and the sink in the vestibule?
Take door off for building regs and back on once signed off. Then toilet is removed from dining room and you get to keep back door.

this! Which is what I was getting at upthread, but put far more succinctly

Rather than an actual extension, have you thought about a conservatory type space? So all UPVC rather than brick built? Or many a wooden structure rather than brick and foundations?

My dining table i am sitting at right now is right next to our downstairs toilet. Ours is in the cupboard underneath the stairs. We just have a rule that no one goes for a number two during dinner.

Its mainly the kids who use it.

Our downstairs loo is next to the dining room (although the door opens into the hall). We took a slice off the dining room to make the loo when we did some building work. The builders thought I was bonkers, but I insisted that they: filled the stud wall with soundproofing foam, used soundproofing plasterboard for the whole of the loo (including the ceiling), and laid a soundproofing rubber mat under the flooring. Anyone can poo away during dinner, and no one can hear a thing...

I think that a loo off the dining-room is ok. You won't actually use it that much, remember. It's more of an emergency loo. Just keep it clean and ask your relatives not to use it during meals.

A thick heavy, well-sealed door, and a powerful, rather noisy fan, are great aids to privacy.