Extension - extra bedroom or extra living space - what would you do??

[NotSureNeedSomething]

AIBU to think that if we are staying put in our smaller house, and plan to get an extension, extra living space is more important than an extra bedroom? (If we can’t afford a 2 storey extension)

Did a whole separate thread and got great advice about staying put in a smaller house and living within means. It is a 3 bed (1 double 2 singles) and currently just me, DH and 1 DC. Plans to TTC for another DC this year all being well. Nice big garden.

Could move to a bigger house but would be overstretched after working out finances, would be a rough few years. Alternative to extend so we have more living space and a second toilet.

What additions to your house would you prioritise if you had: Small living room, small kitchen, 1 double bedroom and 1 single bedroom and 1 box room (can fit single bed and desk). A conservatory that is nice but only usable 6 months/12. a big garden as we corner plot end terrace.

Of course, me and DH will think hard and make this decision together but I love to hear what mumsnetters have to say, it’s always really helpful!

I would look into putting a proper roof on the conservatory depending how big it is and using that as a second living room/office if you need WFH space.

we had ours done a few year ago a relatively big conservatory when we bought the house was already here. But by having a proper insulated roof on it’s not too hot in the summer and one oil filled radiator keeps it lovely in the depths of winter.

If you're not going to need a fourth bedroom then I'd go extra living space always- the bedroom won't be used anywhere near as much if not needed. Guess it depends on whether your current third bedroom will be big enough for a second child long term. You could probably reconfigure your downstairs space to make it suit you more too, knock a wall down and open our your kitchen maybe if structurally feasible.

I'd put a decent size reception with an en suite shower room. V useful for guests with a good quality sofa bed plus good future proofing.

I would need to see your floor plan to really advise. Has another one in the terrace been for sale on rightmove recently? There might be a floor plan on there, which would make it easier to visualise.

From your description I would have a larger kitchen dining room rather than an extra room and turn the conservatory into a usable room with a proper roof. But

Wpuld the extension have to involve replacing the conservatory? I would push the extension out as far as possible and see if you can create two proper living spaces, eg if you extend the kitchen and have a big kitchen then make sure there's a family living area there with tv etc. Then your existing living room can be used for guests, sleepovers, kid's den, office whatever. Two proper living areas is the priority. If you are keeping rhe conservatory and extending elsewhere, agree you should put a roof on the conservatory anyway

Where do you eat if you have a small kitchen and no dining room? That would be the priority, extend out, have a proper kitchen diner and maybe carve out some space in the centre of the house for a utility room.

I too would need a floor plan of both floors to think through the best options.

You have to post a floor plan if you want sensible advice. And come over to the property boards where no one is unreasonable

I would create a lovely 'living area' with kitchen/ somewhere to eat, maybe a sofa (sofa bed for guests/ sleepovers) if it fits, somewhere you can have people round, kids can play/ do homework at table etc. Sounds like you have nice cosy living room. Don't lose that!!! It's great to have one more quiet, private space. I would also put a shower / toilet in downstairs as a spare and useful to have a toilet downstairs. If space you could make it a small utility area. But yes, definitely focus on a really nice communal area.

This☝as a priority. I would turn the conservatory into a room you can use all year round by whatever means. A permanent roof, blinds, heating etc. This would give you more living space/playroom/dining room.

Thanks all - I’ve asked for it to be moved to the property area instead to get more advice.

floor plan wise I will try find it.

the third bedroom is a box but would be fine I imagine long term if we had more space for DC as they grow up? I would ideally love 2 storeys but single storey quotes are coming in at £70k basic so I’m guessing more like £100k all said and done with a new kitchen and downstairs WC shower.

I agree, more living space is probably going to be most helpful. And will hopefully encourage DC to keep to communal areas rather than be stuck in bedrooms all day.

My ideal is to have a house where we can stay, long term. I want a proper kitchen dining room, a downstairs WC shower and a 2nd living area that could double up as a guest room if DC have mates over.

i will consider a roof for the conservatory, @oustedbymymate do you mind me asking how much yours was? I can’t get quotes without contacting all of these companies and they can be quite pushy!

If you have a big plot would it not be best to wait until you can afford the double extension. If not I would go for bigger downstairs. Your house would then appeal to a wider market if you were to sell in the future.SIL (on her own) downsized recently and found it very hard to find a downstairs space that was not pokey when looking for a 2 bed house with a healthy budget.

I would do a single story extension but make sure that the foundations will support a second story in future.

You don't need the extra rooms yet, but may well regret it when your dc are teens. So I would prioritise living space for now, but bearing in mind you may want to turn the extension into two storeys in 10 or so years' time, when hopefully you'll have been able to save for it.

Thanks everyone
Yes that’s a good point @CatherinedeBourghi will consider that in the plans

Do you have a garage? The previous owners of our three bed semi moved the kitchen to the back of the garage. It’s only small and is cold in winter but it’s fine as I’m not much of a cook and the extra space where it had been was used to created a big lounge diner.
We built an en suite bedroom over the garage about ten years ago. Next door did similar but turned theirs into two bedrooms, plus converted the garage to make an extra bedroom.
I’d love a downstairs toilet one day, maybe under the stairs.
A few people on our estate have converted the loft.

Agree with @CatherinedeBourgh to plan for a two storey even if you start with a single storey e.g flat roof joists, lintels etc that are capable of taking floor loading.

Depending on layout it may be possible to increase the size of the box room by pinching some of the adjacent room.

Another option I have seen is building a porch and extending the box room over it. There are so may possibilities.

No garage @Papergirl1968 but that’s a good idea
I have attached our plan idea - rough draft obviously and not to scale, this is our initial idea

I think by knocking that internal wall down, you’d have two good sized rooms and a smaller but still reasonably sized playroom, which could potentially become a teenagers’ room further down the line.
Depending on the cost, you could maybe also extend out the front in line with the porch and either keep it as a porch or just a front door. Again, several families on our estate have done that. That would make the lounge and playroom bigger.

Actually on second thoughts, with a conservatory as well I probably wouldn’t extend out the front, at least not yet, as you’ll have plenty of living space. Maybe in future to make the playroom into a teenage bedroom then or the DC might just use the playroom as a teenage hang out, den, snug, place for doing homework or whatever and both be happy with small bedrooms if they’re only going to sleep in them. You could get cabin beds with storage.

@Papergirl1968Yes that’s what I think we’ve settled on. We really don’t think we can afford a double storey to make it so there’s a big master and en-suite upstairs. So it would be a lounge/playroom (drawing isn’t to scale, the extended area would be similar size to the bottom floor footprint anyway- it’s a small end terrace) that could become a downstairs room. And a WC Shower - we are just trying to future proof. Think DC will have to be happy with small bedrooms!

I think extra living space and a second toilet should be priority. If you plan a second DC they can have box room and then you either do second floor extension at some point to make the kids bedrooms bigger. I would change the conservatory roof to make it usable in winter and maybe knock through and extend the living room and kitchen to make large open plan space.