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    • phoebe1989seb
    • By phoebe1989seb 7th Oct 16, 10:11 PM
    • 2,887Posts
    • 6,028Thanks
    Second bathroom......or not?
    • #1
    • 7th Oct 16, 10:11 PM
    Second bathroom......or not? 7th Oct 16 at 10:11 PM
    We are twenty months in to a renovation of our current house and plan on selling when the work is completed next year.

    It is a quirky property comprising an original 1850s three storey (plus cellar) main house, with Arts & Crafts style two storey extension. To take advantage of the view, virtually all of the twenty-odd windows and six doors face onto the garden. Each end of the house has a staircase.

    The older section currently comprises -

    Ground floor - utility, WC/cloakroom, kitchen
    First floor - bedroom, bathroom, separate WC
    Second floor - two bedrooms, one of which has a tiny space (with window) currently fitted with a basin only

    The 'newer' section currently comprises -

    Ground floor - breakfast room, living room
    First floor - master bedroom, study

    The one large-ish bathroom (approx 13' x 8' 9) serves the four (double) bedrooms, but it is an awkward layout as the bathroom has a door at either end and is the only means of accessing opposite ends of the house whilst on the middle floor, leading as it does from Victorian landing to Arts & Crafts study. Both doors are lockable and we rarely have guests, but it is not ideal!

    Speaking to neighbours and local EAs, we get the impression that many buyers here (we're not from this area originally) expect any four bedroom house to have two bathrooms - in fact one potential purchaser refused to view our house because it didn't, instead going on to buy a nearby property that did - so from a resale POV this would be desirable......

    But - our target market (despite being a four bed, 2000 sq ft house) is likely to be empty nesters, such as ourselves. The house has a lot of stairs and the bedrooms are spread out over different floors/parts of the house. I know when previously selling a six bed Victorian house with mezzanines, buyers with young kids were put off by this.

    We plan to reconfigure the current bathroom anyway in order to a) incorporate the separate WC and b) create a new corridor so the bathroom is not a pass through from one end of the house to the other. This would still leave us with a similar size space although the current large sash window in the bathroom overlooking the garden would end up in the corridor and we'd be left with a tiny bathroom window overlooking the lane.

    We can hopefully also add a loo to the small space with basin currently on the second floor which would give one of the two bedrooms up there an en suite loo/basin.

    However, we could also split the newly reconfigured bathroom into two smaller rooms - one with bath, basin, loo and the other with shower, basin, loo - accessed off the newly created corridor.

    The resulting two rooms would each be quite small. One would not have a window, although it could have borrowed light from corridor window.

    We're not looking to add value - although increasing saleability would be good - so in these circumstances is it better to retain one 'family sized' bathroom, or have two much smaller ones? I'd be interested in other opinions please
    Last edited by phoebe1989seb; 07-10-2016 at 10:17 PM.
    Paid off mortgage early - mortgage-free since age 40 (2007)

    Over £40,000 mis-sold PPI reclaimed
Page 2
    • DaftyDuck
    • By DaftyDuck 10th Oct 16, 12:22 PM
    • 3,215 Posts
    • 6,216 Thanks
    I specialise in large, listed buildings for wealthy clients and there is no such thing as compromise for anything!

    I totally agree that it would be better to find ensuites from existing bedrooms but I would not say that one big bathroom trumps multiple bathrooms.
    Originally posted by Doozergirl
    Oh, I agree - I think we are saying the same thing, just fudging things 'cos Phoebe has filed the house plan in the wrong folder C'mon gal, pen and paper over coffee!

    I'm certainly not saying one bathroom trumps multiple bathrooms, not even if it's generous. However, shaving some space off a bathroom to produce a physically and visually "pinched" ensuite is horrendous in a quality property.

    I saw, a few years back, a lovely 18th century farmhouse in Lincolnshire, lovely large well-proportioned bedrooms, central pendant light with glorious picture rail and coving in all ... except for the square corner-cut-off in each and every one of them, where an obligatory en-suite (no windows, plasterboard walls, modern door and noisy fan) had been jemmied into each. Hideous!

    I don't think for a second that Phoebe, with her record, will aim that low, but I don't believe having bathrooms available for each bedroom is needed in a desirable old house - although it might well be in a modern one.

    But... a plan, (wo)man! We want a plan! There's always space for a clever ensuite, a "Jack 'n' Jill", or something.

    Mind you, the main bathroom in my current dive went in sometime in the 1960's... needs a little updating...
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