House renovation - can't decide what improvements to make

2 years ago

I have a 4-bed end terrace where one of the bedrooms is in a loft conversion without a bathroom.

I've had three main improvements in my mind but the cost of doing them all is just too much.

Adding a bathroom to the loft plus adding insulation as there isn't any
Extending the main bathroom into the rear bedroom to make it more spacious - it's really tight
Adding a rear extension - 3*6 which will make for a better sized kitchen and dining area.

The bathroom in the loft is going to cost about £15k because it has to go along the far wall opposite the stairs due to very restricted head height in the area by the stairs which is where it should go (above the main bathroom). I also need a boiler upgrade as my open-vented system will mean no water pressure otherwise.

The rear extension costs what it costs - foundations and bricks etc - quotes are around £55-60k plus kitchen, flooring etc. The wall between the dining room and kitchen would come out.

Extending the main bathroom seems sensible as it's really cramped - that said it *could* just stay as it is and have a basic refresh. This is about £10k

The above is on top of actual essential work that had to be done which has cost maybe £15k so far.

There are also other jobs like skimming ceilings and walls, electrics (not too bad) and new rads.

The extension was what I really wanted to do - I would like a decent cooking space and it would get a lot of use - not just look nice for show.

The bathrooms seem essential too - people say make sure you have a nice bathroom - and the one in the loft, well it seems you can't not have one for future sale of the house - is it that big a deal?

So, question is, where do I skimp to keep costs down? I guess there might not be any answer as such as it will be what is a priority to me but I can't quite make my mind up.

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Erica Bagnasco Architetto

2 years ago

In the solution that they have proposed to you, some things do not fit, compared to the original plan, so I deduce that I do not have enough information to help you in an executive way. However, in a very quick way, I have drawn you a draft.

I'm assuming that there are no static limits (from the original project and the one they have proposed I don't see pillars or similar limits) and that therefore I can completely redesign the living area on the ground floor.

I put the bathroom exactly like the one on floor 1: this way you use the same drains. The kitchen could be a hallway with a central island, the table would be placed in a filter zone between kitchen and living room.

Obviously this is just a starting point, a tool to reflect and eventually propose the solution to your architect who surely has more information than me.

On the top floor I would insert the bathroom, as I have already told you. A small service bathroom will certainly be fine, the shower can be done in the other bathrooms.

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Comments (12)

PRO
Erica Bagnasco Architetto
2 years ago
Hi Damian,

I understand your concerns but I think a bathroom on each floor is essential and not so much for a future sale issue, but for you living in the house.

The size of the property is generous and I wouldn't give up on having a bathroom on each floor, you can't know how your life will develop and what needs you will have in the future.

If I really wanted to save money, I would leave the bathroom on floor 1 as is, thinking about a renovation of the interior layout in the future.

I would combine the kitchen and dining area into a single room and think about designing the bathroom on the ground floor exactly below the one on the first floor: the fact that they are aligned should keep expenses down.

On floor two, the bathroom is not essential if you are not going to use the area as a bedroom: if you want to use it as a guest room or as an additional room then the bathroom is necessary.
damiang666 thanked Erica Bagnasco Architetto
HU-29309451
2 years ago
Your boiler is not an issue. With an instantaneous water heater (electric shower etc) all you need is a cold water main supply and an electricity supply. Even with a perfectly functional boiler, instantaneous hot water might be the smart way to go (cost/benefit analysis) so don't let your boiler situation put you off.
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damiang666
Original Author
2 years ago
Here is the proposed design for the ground floor. I think you are right about the need for bathrooms. Do you feel a toilet and sink is sufficient for a loft room - so I don't need to worry so much about head height? I can understand that people, would find it a hassle to go up and down stairs with clothes etc!
CWD
2 years ago
i'd try and put downstairs WC underneath the stairs - external wall for pipes and get a window too. The space you have for WC in extension plans could be used for pantry or tall cupboards/fridge set back into the space so they don't stick into the kitchen.

Have you thought about making Bed4 into family bathroom and turning existing bathroom into office or storage space? With it having an external wall to the side it might not be too difficult for sewage/waste pipes (assuming they already run down the side of the house). But really you're just getting a slightly bigger bathroom and the bathroom you have looks like a fairly typical UK bathroom so maybe just make the most of it. Adding a toilet downstairs is much more valuable I'd say.

Regarding loft - I don't think you need a bathroom up there unless it's the main bedroom suite - for kids or occasional guests I'd say its ok to make them come downstairs for loo/shower. I'd leave that alone for now and maybe add a dormer at a later date if/when you have the money or feel like you need a loo/shower up there.
damiang666 thanked CWD
damiang666
Original Author
2 years ago
Thanks for your thoughts. The loo under the stairs won't work - gas and electrics there and the space is tiny - pitch of the stairs just isn't right either.

The loft - good point - I did ask a builder about adding a dormer and he was sure the cost would be as much as a new loft conversion which was a bit of a shock!
CWD
2 years ago
The space under stairs might not be big enough just now for toilet, but if you did extension there would come a point where the toilet would fit. Gas and electric can be moved over - we did minor adjustment of electric hub so that it was farther into the really low bit of understairs, to allow toilet under the stairs where there was just enough head height to allow for toilet. I appreciate there might be a cost involved in moving gas/electric, but could be worth it.
damiang666
Original Author
2 years ago
@erica - nice idea - the actual extension is beyond the red and purple zones you’ve highlighted but I get the idea and have tweaked a bit. I’ve blocked off the door between lounge and dining area (it could stay as doors). The red box is the combined bathroom / utility room, blue a sort of family area that opens into the back in yellow for the kitchen/diner.

It’s not perfect - I’d ditch the island perhaps and make the kitchen U shaped instead. It kind of loses the flow from front to back but I think it’s acceptable.
Vicky Pow
2 years ago
I think for me, the starting point would be who lives here and what are your households priorities? Rather than resale plans.
I’d prioritise downstairs living space and loft insulation. We’ve got a similar sized house and bought it with loft extension and no en suite. We are looking at en suite but only because we’ve got means to do so and feel that with growing teens an extra bathroom will make a big difference.
Good luck with whatever you decide!
PRO
Erica Bagnasco Architetto
2 years ago
Sorry Damian, I had misinterpreted your request.

With the expansion actually the things that didn't make sense to me are now clear. As you said, adapting my proposal to the actual design state, works. In the orange part I would think of a U-shaped kitchen with instead of a table a support island, in the blue area the dining room and the bathroom/storage room in the red area. It should all work! Good job!
Jonathan
2 years ago
One option
damiang666
Original Author
2 years ago
I like it but the issue in the loft is that there just isn’t the space where you’ve put the bathroom. It’s much narrower on that side than on the other. You can hardly walk in the gap so I’m thinking of turning it into storage.

The joists are 20cm deep so I’m sort of hoping that means I can run a waste pipe under the floor with the required drop and stick the bathroom on the other side.

House renovation - can't decide what improvements to make

Erica Bagnasco Architetto

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Erica Bagnasco Architetto

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