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.

This was my idea, bad picture attached. If the kitchen is 3,3 m wide, there could just be room for changing the layout of the kitchen to a parallel kitchen. 60 cm for each countertop + the minimum space between countertops of 120 cm. this leaves a corridor that’s maybe just under a metre wide. If the back door is made to open outwards there might be space there to put a loo in the back of the corridor and a little storage or utility room just in front of it covering the back door. But in all honesty I don’t think it’s super practical and as we say in Swedish it would “cost more than it tastes”. You wouldn’t fit the washing machine in that I wouldn’t say. A small extension would be miles more practical.

@BluebellsGreenbells

I hope that makes sense

Yes.

Something like that.

I had this exact dilemma OP though, in our case we already had the downstairs cloakroom but wanted to put a shower in and make it a wet room (not enough floor space for a cubicle).
The only way we could do it was to move the door, which opened into the rear hallway, and reposition it on to another wall - which opens in to the dining room.

I thought long and hard and in the end, we went for it.

It has been no problem whatsoever.

If it was the only toilet in the house, I wouldn't be too keen, but like you, we have upstairs facilities if guests prefer to use those.
There have been no toilet smells or farting during any of my candlelit suppers.😉

Do what works for you would be my advice.
Most families would be glad to have a spare toilet.

Without real measurements it's a bit tricky. Could you create a visual barrier to the loo door? Shelving unit full of cookery books or china, a fancy screen, a simple vertical panel with some art facing into the dining room, some coat oils on the back for visitors?

@TreadSoftlyOnMyDreams

Without real measurements it's a bit tricky. Could you create a visual barrier to the loo door? Shelving unit full of cookery books or china, a fancy screen, a simple vertical panel with some art facing into the dining room, some coat oils on the back for visitors?

Ooo, yeah. A bookcase door.

hiddendoorstore.com/product/secret-bookcase-door/

Friend of ours put a loo in part of their conservatory. Worked fine, we thought. Is that possible for you?

3k for a bookcase door?! We already have one of those in dd's room and we built it ourselves! She has a walk in closet and we made the entire wall into book shelves but part of it conceals a door. You genuinely can't see it. Cost us about £75 in wood and paint.

As I said previously, there's no way we can lose internal space to create a room. So the conservatory, kitchen and dining room can't be incorporated.

I think we are going to contact the council and find out exactly what building regs are and see if there is any way of putting it under the stairs without losing the back hallway and otherwise, revisit the outside extension from the back door.

And I'm going to knock up some book shelf doors and flog them on ebay.

Go for it OP. You should make enough money to pay for the extension in no time!

@ShowOfHands

3k for a bookcase door?! We already have one of those in dd's room and we built it ourselves! She has a walk in closet and we made the entire wall into book shelves but part of it conceals a door. You genuinely can't see it. Cost us about £75 in wood and paint.

As I said previously, there's no way we can lose internal space to create a room. So the conservatory, kitchen and dining room can't be incorporated.

I think we are going to contact the council and find out exactly what building regs are and see if there is any way of putting it under the stairs without losing the back hallway and otherwise, revisit the outside extension from the back door.

And I'm going to knock up some book shelf doors and flog them on ebay.

I didn't mean that one - just picked one for illustration. Yeah, easy enough to knock up though.

Not all of the building regs that would be required for a downstairs loo in a newbuild house will apply in your case, because you are adding something extra to an existing home, and you have no obligation to put in a downstairs loo at all.

Some regulations will still apply - e.g there must be handwash facilities in there, and there must be either a powered ventilation fan or an openable window iirc. However, for a newbuild home there are also regulations about having the door opening outwards, and there being enough floor-space to allow a wheelchair user to get in and maneuver themselves onto the loo, which you do not have to meet. I don't know the regulations exactly and am not an expert but just giving you these examples so you know to check for clarity on which situations the rules apply to. If a home already has a downstairs loo that doesn't meet the latest regulations, and a remodelling of the house involves changes, then the new layout is allowed to still fall short of the latest regulations so long as it is no worse than it already was. In not having any downstairs loo at all, your home already falls well short of the latest minimum standards and the same principle will apply.

@ShowOfHands did you get anywhere with your conundrum? I'm curious to know how much you were quoted for the small porch extension with a toilet...

??? @ShowOfHands

We are definitely going with the small toilet extension and having it done at the same time as the conservatory conversion (starting the work in a few weeks' time I hope). I don't know the exact costings as it's all priced up together but we have an itemised quote so can check later (DH has it and he's at work).

Oh @ShowOfHands that would be great!

@ShowOfHands ??

@gigi556 we had enormous problems with booking work in due to the pandemic and difficulties in building supplies but we are about to go ahead with the work. Do you still want the revised quote?!

I'd be tempted to put dining table in conservatory, bring kitchen forward towards the front and have some sort of everyday seating in there (Island, smaller table whatever) and divide the back of the current kitchen into a utility room and loo.

Oops 👻

I wouldn’t buy a house with a toilet opening into the dining room but I would buy one where the bathroom didn’t meet building regs.

OP- I realise you might have built your toilet now, but could you put it inside the conservatory? All you'd need is a stud wall, sliding door and one of those toilet/sink combos. They don't take up much space. We are doing this exact thing.

@ShowOfHands oh yes please I'm still very invested!

No probs @gigi556

Are you okay for me to PM you details?

Of course. That's great. Cheers @ShowOfHands

@ShowOfHands can I have some info on how you did the hidden bookcase door?

Of course. What do you need? I can take photos or provide dubious descriptions?