Anyone have time to look at this floorplan and tell me where you would out a bathroom?

[IlanaK]

We have put an offer in on a maissonete today. It has one bathroom downstairs, but we MUST put a shower room upstairs for it to be livable for us. We can't give up any of the bedrooms as we need them all, but we could give up part of one.

The floorplan is on my profile. Keep in mind that the "front" foor upstairs is not in use as the main entrance to the flat is downstairs. And all the plumbing is at the back of the house we think. There is a flat on the first floor that may have plumbing at the front, but I am not sure about this.

We have a couple of ideas, but would like people to look at it with fresh eyes if possible.

Thanks!

I like that idea Noddy

It looks as though you might spoil the proportions of your main bedroom if you pinch any space from it - the fireplace is central on the long wall and the wall is roughly symmetrical either side of the bay window.

And the other two bedrooms are already quite small.

That leaves you with the unused hall upstairs - it would work as a neat en suite but I don't see it working as a bathroom with access from the hall. It's too narrow a space.

Is the house Edwardian or Victorian? What features do you stand to interfere with, if you change the size of the rooms?

But once you get the u/s flat it would be better to have a decent sized bathroom up there and a bigger kitchen d/s.Then when you buy the other flat you can reclaim that room as a reception room.A bathroom shoe horned in is never a good idea really.otherwise put all 3 boys in together and turn the store room into a computer room for them to free up some space in their bedroom and give the older ones some seperate 'space'

Hmmmm I'd give the 3 boys the huge room, you have the middle room and make the small room a proper bathroom.

Realistically speaking the baby will only be sleeping in that room for quite a few years to come and will have his toys etc downstairs in the reception room. I had 3 sharing and it was fine tbh

snap noddy!

Put a conservatory in the garden to create another reception room

I would turn the stairs as well, we live in a house that has the stairs going up from the back door and it means we have 3 double bedrooms and a bathroom (with water tank cupboard in, so fairly big).
Then you could put the bathroom at the top of where the stairs are now outside the smaller bedroom.

Yes, I would keep a separate reception room with children.

Do you think it might be the wrong house?

Give us your budget and let us find you an alternative.

Hmmmmm.....so much to think about.

I think I have to not think about the upstairs flat as that is a long long long term plan and may not happen anyway. So it has to work as is.

Putting all three boys in together is a possibility, but that would mean turning a three bed home into a two bed home - not a good financial move.

The easiest solution in one way does seem to be to use the corridor for a very small ensutie. However, that would also place the pipes as far as possible from current plumbing so would probably be a bigger job. I also really did not want an ensuite.

I think i still favour the idea of bringing the corridor into the main bedroom and putting the bathroom on the dividing wall of the two main bedrooms - stealing space from teh larger one.

I take the point about the fireplace being central. Not sure what other features would be interfered with.

I think it is Victorian, but not sure.

I think turning the stairs and putting the bathroom there could impact when they buy the upstairs flat and try to 'join' them.Otherwise it is a good solution

Wet room in the hall next to the big bedroom, loo against back wall, sink to the side, shower nozzle above drain in floor so that existing walls form "cubicle".

I didn't know the flat u/s wasn't definite.In that case look for somewhere else!Seriously you could devalue it

No, I am truely convinced it is the right home for us.

I am soooo intruiged by the idea of turning the stairs. I just am having so much trouble visualising how this would work.

So, do you mean you would come in dowstairs and the stairs would not be in front of you anymore but that you would walk down towards the back of the flat and then turn right to go up the stairs? And if this is the case, you would then come out of the stairs at the top almost against a wall?

This does seem an excellent solution as the bathroom would then be where the plumbing is, but it really does seem like a major job?

What about using the top left corner (above the bedroom door) of the main bedroom as the bathroom - with teh aceess to teh main landing area. You could "square off" the interal (new) wll of the bathrrom in the bedroom with a fitted wardrobe in the top right corner.

If you were up for more extensive work - incoerperate the redundan corridor into the bedroom with the access door on the new portion of the "top wwall" that you create. I.e. directly opposite the door to the smallest bedroom.

Get an architect before you commit. If you can retain three beds upstairs and gain a bathroom, great. Then git rid of bathroom downstairs and make a lovely big family kitchen with big table and toy box. Then you get to keep your lovely separate big reception room (buy good quality sofabed for occasional guests) and put in loo understairs. And put in those big fold back windows so your kitchen can be almost commpletely pen onto the garden in the summer months.... and make sure the terrace/patio is well lit and you will use it like a summer room of your house.

How do you mean I could devalue it? Surely, if we get the layout right, we add value by putting in an upstairs bathroom where one doesn't exist?

You won't add value if you turn a three bed maisonette into a two bed, for certain.

There is no pipework on teh 1st floor anywhere - so you would have to create some. I don't think it will make a huge difference where you put it.

The top right sector isn't a million miles away from either the kitchen sink or existing bathroom.

Agreed - that is why I don't want to do that option

Ok, I think two best ideas so far are:

1. turn stairs and put small shower room on new landing created outside small bedroom (though I really want to hear more from anyone who has turned stairs!)

2. use top right hand corner of large bedroom for shower room with door onto landing. Area behind it (top left corne of bedroom) could be walk in wardrobe. Increas size of bedroom to compensate for space lost but incorporating redundant corridor into room.

You may have to use some of the existing bathroom but it might be possible - it's all about head height

You might put a turn (or 2) in

Sorry Katymac for being thick, but I just don't understand - could you clarify?

I forgot to mention that there is currently a boiler in the understairs cupboard. I assume this might affect turning the stairs?

They can build stairs however you want them, any angle width etc. they build them and then come and slot them into place!

What upstairs cupboard? where is that on map?

Boiler may affect but potentially the stairs still go over it just in the opposite direction.