Real-Estate Guys- Question about relative worth of Bath vs Shower (1 Viewer)

[El Floppo]

I'm an architect in NYC working on an apartment renovation (one unit, not the whole building) that has a strange existing condition of the following: 2x 3/4 Baths (Shower, sink, toilet) that are contiguous and interlocking, and one tub in another location (was previously a powder room- toilet and sink).

I am going to return the tub (imagine a tub in a closet... literally) into a proper powder room (1/2 bath)- but that leaves the client (single mom with 6yo son) without a tub unless I can squeeze one into where the two 3/4 baths are.

The problem is that I can't put a tub into that space AND keep the other shower (damn you, American Disabilities Act). So with the addition of a tub, I now have a proper Full Bath and two 1/2 Baths.

Or...

We keep the two 3/4 Baths plus the 1/2 Bath, but there's no tub.

Which of these is the better option for resale?

If the 3/4 Bath thing is an issue- blame K4- it's her fault.

 

[ChiefD]

Gotta have a tub. Chicks like taking baths, and moms absolutely need one for kids.

 

[Somebody]

What is your client's opinion?

My initial thought is that its better to have the 1 full bath with the tub and shower and 2 half baths over two 3/4 baths and a half bath. It's true the women will want a tub so if you don't have one, it will be a negative to half of the population. Families with small children will also want the tub. How many bedrooms is it? If there are more than 2 people living there who need to shower in the morning, having only 1 full bath could be an issue. Either way there will probably be some negatives but IMO the positive of having a tub is probably going to outweigh the negatives unless it's a big place and will have a number of people living there.

 

[Sammy3469]

I'm an architect in NYC working on an apartment renovation (one unit, not the whole building) that has a strange existing condition of the following: 2x 3/4 Baths (Shower, sink, toilet) that are contiguous and interlocking, and one tub in another location (was previously a powder room- toilet and sink).

I am going to return the tub (imagine a tub in a closet... literally) into a proper powder room (1/2 bath)- but that leaves the client (single mom with 6yo son) without a tub unless I can squeeze one into where the two 3/4 baths are.

The problem is that I can't put a tub into that space AND keep the other shower (damn you, American Disabilities Act). So with the addition of a tub, I now have a proper Full Bath and two 1/2 Baths.

Or...

We keep the two 3/4 Baths plus the 1/2 Bath, but there's no tub.

Which of these is the better option for resale?

If the 3/4 Bath thing is an issue- blame K4- it's her fault.

In NYC, I'm not sure it really matters, but I think the two 3/4 baths are probably better. If not, then put in the tub, but put it in a bathroom that is accessible to the whole apartment.

FWIW, I do wonder if maybe you shouldn't think about putting a shower in the powder room, the tub, then make the other 1/2 bath. Yeah, it's a tad awkward, but in NYC you get a lot more resale with two functioning "bathrooms".

 

[El Floppo]

Good stuff guys, thanks.

I should add that the full bath is en-suite w the master bedroom. Its a 2br, so the second occupant wouldn't have direct access without going through that bedroom. Not an issue for a 6yo kid and his mom, but gets worse as he ages or she remarries.

I've come up with some "interesting" (goofy) optiins where I peovide direct access to the tub fron the contiguous 1/2 bath, but it again gets weirder as the kid ages.

 

[Battles]

For a small apartment? Tub with full bath and one half bath. Convert the second half to something useful.

Edit

Since it's an en suite and 2 bedroom I change my vote to I need to see the plan. Master needs shower and second needs tub. There is a way.

 

[Ministry of Pain]

I am trying to have the tub taken out of my house and have a nice Asian themed bath/shower but my wife insists on the tub. She even had it resurfaced and painted to drive the point him to me about the tub/shower tug o'war...

 

[Battles]

How about a jacuzzi in the master bedroom. :1980pornmusic:

 

[Sammy3469]

Good stuff guys, thanks.

I should add that the full bath is en-suite w the master bedroom. Its a 2br, so the second occupant wouldn't have direct access without going through that bedroom. Not an issue for a 6yo kid and his mom, but gets worse as he ages or she remarries.

I've come up with some "interesting" (goofy) optiins where I peovide direct access to the tub fron the contiguous 1/2 bath, but it again gets weirder as the kid ages.

If it's en-suite, I think you're better off leaving it as 3/4s for resale. At least then you can advertise it as a 2B/2B apartment which is worth an additional 100-200K or so over a 2/1.5 (at least in our building on the UWS). I'd check with a broker though to see what they say on that valuation though. We have a full bath and a 3/4 and it gets labelled as a 2B/2B.

 

[El Floppo]

For a small apartment? Tub with full bath and one half bath. Convert the second half to something useful.

Edit

Since it's an en suite and 2 bedroom I change my vote to I need to see the plan. Master needs shower and second needs tub. There is a way.

There's no way to make the non en suite part accessible. The clearances just aren't there.

 

[El Floppo]

I am trying to have the tub taken out of my house and have a nice Asian themed bath/shower but my wife insists on the tub. She even had it resurfaced and painted to drive the point him to me about the tub/shower tug o'war...

Okeedoke.

 

[El Floppo]

No room with the rotating and vibrating heart-shaped bed.

How about a jacuzzi in the master bedroom. :1980pornmusic:

 

[Ursa M]

Gotta have a tub. Chicks like taking baths, and moms absolutely need one for kids.

This. No tub, you lose a huge chunk of potential buyers when time comes to sell.

 

[El Floppo]

Good stuff guys, thanks.

I should add that the full bath is en-suite w the master bedroom. Its a 2br, so the second occupant wouldn't have direct access without going through that bedroom. Not an issue for a 6yo kid and his mom, but gets worse as he ages or she remarries.

I've come up with some "interesting" (goofy) optiins where I peovide direct access to the tub fron the contiguous 1/2 bath, but it again gets weirder as the kid ages.

If it's en-suite, I think you're better off leaving it as 3/4s for resale. At least then you can advertise it as a 2B/2B apartment which is worth an additional 100-200K or so over a 2/1.5 (at least in our building on the UWS). I'd check with a broker though to see what they say on that valuation though. We have a full bath and a 3/4 and it gets labelled as a 2B/2B.

This is pretty much what I think too. As it exists, it's absolutely a 2 1/2 BA in terms of advertised listing. It's also on the UWS, on the park.

I've come up with options where the former 3/4 bath that gets turned into a 1/2 bath has a shower or soaking tub and sink, but no toilet. It's all goofy. None of the other units in the same line have the 2nd Bath- they all have a full bath where her's is, W/in closet where the other 3/4 Bath is, and proper powder room where the tub is. So the other units have 1 1/2 Baths instead of 2 1/2. She put it on the market briefly as-is, and people got really turned off by the tub-in-the-closet.

 

[Battles]

So all the bathrooms need to be ADA compliant? Full 5' wheelchair radius and everything?

 

[Somebody]

With the only full bath being accessible thru the master bedroom, I would change my advice. It's too awkward IMO to have to go thru the master bedroom to take a shower or a bath. Agree that for a 6 YO it's not a problem but it will be a problem when the child gets older and for resale.

 

[El Floppo]

So all the bathrooms need to be ADA compliant? Full 5' wheelchair radius and everything?

Just one- but the only space where it's possible is only accessible from the Master (or the 2nd BR).

NYC building where they don't allow you to expand wet-footprint over somebody's dry space below.

 

[El Floppo]

With the only full bath being accessible thru the master bedroom, I would change my advice. It's too awkward IMO to have to go thru the master bedroom to take a shower or a bath. Agree that for a 6 YO it's not a problem but it will be a problem when the child gets older and for resale.

So you think keeping it 2x 3/4 Baths is better?

What about 1x full bath, 1 tub or shower + sink funky room and one powder room? Somebody get MOP back in here to figure out the math on this...

 

[Battles]

So all the bathrooms need to be ADA compliant? Full 5' wheelchair radius and everything?

Just one- but the only space where it's possible is only accessible from the Master (or the 2nd BR).

NYC building where they don't allow you to expand wet-footprint over somebody's dry space below.

So tub in the master and a wet room for the other bath doesn't work? Just throw an open shower in there with a floor drain like they do in Europe. Everything gets wet if you want to use it. Doesn't mean they have to use it but it's there.

ETA...My bathroom while doing my architecture study abroad was a kit that was no bigger than 4'x4'.

 

[Somebody]

With the only full bath being accessible thru the master bedroom, I would change my advice. It's too awkward IMO to have to go thru the master bedroom to take a shower or a bath. Agree that for a 6 YO it's not a problem but it will be a problem when the child gets older and for resale.

So you think keeping it 2x 3/4 Baths is better?

What about 1x full bath, 1 tub or shower + sink funky room and one powder room? Somebody get MOP back in here to figure out the math on this...

I think it's better than if the only full bath is en-suite. Oddly, if that full bath was accessible thru the hallway like a normal, non-en-suite bathroom, I think it would be better to have the tub. But with it being en-suite it makes it awkward for some people. Can you change the access to the full bath? I think if you can make the other contiguous bathroom the full bath and make it available to the entire apartment, not thru any bedroom, and turn the en suite into one of the half baths it would be better. Honestly, it's kind of hard to help without seeing the place. If you want I can talk to my colleagues who are residential focused. I specialize in commercial real estate so my knowledge of this is more limited than some of my colleagues.

 

[El Floppo]

So all the bathrooms need to be ADA compliant? Full 5' wheelchair radius and everything?

Just one- but the only space where it's possible is only accessible from the Master (or the 2nd BR).

NYC building where they don't allow you to expand wet-footprint over somebody's dry space below.

So tub in the master and a wet room for the other bath doesn't work? Just throw an open shower in there with a floor drain like they do in Europe. Everything gets wet if you want to use it. Doesn't mean they have to use it but it's there.

ETA...My bathroom while doing my architecture study abroad was a kit that was no bigger than 4'x4'.

I proposed that one- good idea. She and the decorator were really freaked out by it... everything getting wet and having to be cleaned. I still think it's an option

eta: I've got about 4x4- how did yours lay out, plan-wise?

 

[El Floppo]

With the only full bath being accessible thru the master bedroom, I would change my advice. It's too awkward IMO to have to go thru the master bedroom to take a shower or a bath. Agree that for a 6 YO it's not a problem but it will be a problem when the child gets older and for resale.

So you think keeping it 2x 3/4 Baths is better?

What about 1x full bath, 1 tub or shower + sink funky room and one powder room? Somebody get MOP back in here to figure out the math on this...

I think it's better than if the only full bath is en-suite. Oddly, if that full bath was accessible thru the hallway like a normal, non-en-suite bathroom, I think it would be better to have the tub. But with it being en-suite it makes it awkward for some people. Can you change the access to the full bath? I think if you can make the other contiguous bathroom the full bath and make it available to the entire apartment, not thru any bedroom, and turn the en suite into one of the half baths it would be better. Honestly, it's kind of hard to help without seeing the place. If you want I can talk to my colleagues who are residential focused. I specialize in commercial real estate so my knowledge of this is more limited than some of my colleagues.

Good stuff- thanks. Sure- I'd love to hear from a residential guy, if you and they don't mind.

It's physically impossible to make the Full Bath accessible from the hall. I might be able to make it a Jack and Jill... maybe... where it's accessible from both bedrooms.

 

[Fennis]

3/4 Baths.

 

[Somebody]

With the only full bath being accessible thru the master bedroom, I would change my advice. It's too awkward IMO to have to go thru the master bedroom to take a shower or a bath. Agree that for a 6 YO it's not a problem but it will be a problem when the child gets older and for resale.

So you think keeping it 2x 3/4 Baths is better?

What about 1x full bath, 1 tub or shower + sink funky room and one powder room? Somebody get MOP back in here to figure out the math on this...

I think it's better than if the only full bath is en-suite. Oddly, if that full bath was accessible thru the hallway like a normal, non-en-suite bathroom, I think it would be better to have the tub. But with it being en-suite it makes it awkward for some people. Can you change the access to the full bath? I think if you can make the other contiguous bathroom the full bath and make it available to the entire apartment, not thru any bedroom, and turn the en suite into one of the half baths it would be better. Honestly, it's kind of hard to help without seeing the place. If you want I can talk to my colleagues who are residential focused. I specialize in commercial real estate so my knowledge of this is more limited than some of my colleagues.

Good stuff- thanks. Sure- I'd love to hear from a residential guy, if you and they don't mind.

It's physically impossible to make the Full Bath accessible from the hall. I might be able to make it a Jack and Jill... maybe... where it's accessible from both bedrooms.

The person I wanted to talk to is gone for the day. I will ask him on Monday.

 

[Battles]

So all the bathrooms need to be ADA compliant? Full 5' wheelchair radius and everything?

Just one- but the only space where it's possible is only accessible from the Master (or the 2nd BR).

NYC building where they don't allow you to expand wet-footprint over somebody's dry space below.

So tub in the master and a wet room for the other bath doesn't work? Just throw an open shower in there with a floor drain like they do in Europe. Everything gets wet if you want to use it. Doesn't mean they have to use it but it's there.

ETA...My bathroom while doing my architecture study abroad was a kit that was no bigger than 4'x4'.

I proposed that one- good idea. She and the decorator were really freaked out by it... everything getting wet and having to be cleaned. I still think it's an option

eta: I've got about 4x4- how did yours lay out, plan-wise?

It was actually a module placed in the old monastery rooms. The door opened out into the bedroom. It had an enclosed corner shower that curved. You could step in the room in front of the shower. Sink was in the other corner against the back wall. Toilet was against the side wall next to the sink.

I think a corner sink is the key to a small wet room. Opens up floor space. So I'd go corner open shower with a corner sink against the back wall and the toilet in the opposite corner from the shower. Gets the most distance between the toilet and shower if it's all open. There is nothing to say a clever design can't use a shower curtain that shields the sink and toilet and leaves a decent 2'-6"x3' area for showering. Plenty of fun design areas to explore in hiding a curtain, hiding the floor drain, etc.

 

[El Floppo]

So all the bathrooms need to be ADA compliant? Full 5' wheelchair radius and everything?

Just one- but the only space where it's possible is only accessible from the Master (or the 2nd BR).

NYC building where they don't allow you to expand wet-footprint over somebody's dry space below.

So tub in the master and a wet room for the other bath doesn't work? Just throw an open shower in there with a floor drain like they do in Europe. Everything gets wet if you want to use it. Doesn't mean they have to use it but it's there.

ETA...My bathroom while doing my architecture study abroad was a kit that was no bigger than 4'x4'.

I proposed that one- good idea. She and the decorator were really freaked out by it... everything getting wet and having to be cleaned. I still think it's an option

eta: I've got about 4x4- how did yours lay out, plan-wise?

It was actually a module placed in the old monastery rooms. The door opened out into the bedroom. It had an enclosed corner shower that curved. You could step in the room in front of the shower. Sink was in the other corner against the back wall. Toilet was against the side wall next to the sink.

I think a corner sink is the key to a small wet room. Opens up floor space. So I'd go corner open shower with a corner sink against the back wall and the toilet in the opposite corner from the shower. Gets the most distance between the toilet and shower if it's all open. There is nothing to say a clever design can't use a shower curtain that shields the sink and toilet and leaves a decent 2'-6"x3' area for showering. Plenty of fun design areas to explore in hiding a curtain, hiding the floor drain, etc.

good stuff, battles- thanks!

I hadn't thought of using the curtain for the sink/toilet- great idea.

 

[Battles]

good stuff, battles- thanks!

I hadn't thought of using the curtain for the sink/toilet- great idea.

Sometimes it just takes a different perspective. Good luck. Hope the pillow picker and client open up to the idea.

Have the client send me 15% of the extra profit she'll get when she sells as my developer fee.

 

[OC Zed]

Gotta have a tub. Chicks like taking baths, and moms absolutely need one for kids.

This. No tub, you lose a huge chunk of potential buyers when time comes to sell.

This depends on how likely a family is to live in this building/part of town. Manhattan housing stock isn't like the suburbs where everything is family focused.

 

[OC Zed]

Someone already beat me to the wet bath idea. Here's a great looking wet bath with a curtain divider that I just saw yesterday on Houzz...

http://www.houzz.com/photos/1651649/Newport-Residence-contemporary-bathroom-chicago

ETA: It was taken from this article which had a few other great ideas: http://www.houzz.com/ideabooks/22205849/list/9-Big-Space-Saving-Ideas-for-Tiny-Bathrooms

 

[Doctor Detroit]

Gotta have a tub. Chicks like taking baths, and moms absolutely need one for kids.

This. No tub, you lose a huge chunk of potential buyers when time comes to sell.

This depends on how likely a family is to live in this building/part of town. Manhattan housing stock isn't like the suburbs where everything is family focused.

True but a bathtub is somewhat practical. People might not have kids, but they have dogs that need baths and a bath can also serve as a nice plus in emergency situations. It's not dead space either, if you're not using it you can use it as storage in a place like Manhattan where space is $$$.

 

[OC Zed]

Update? Any decisions made?

 

[Fennis]

Nice

Someone already beat me to the wet bath idea. Here's a great looking wet bath with a curtain divider that I just saw yesterday on Houzz...

http://www.houzz.com/photos/1651649/Newport-Residence-contemporary-bathroom-chicago

ETA: It was taken from this article which had a few other great ideas: http://www.houzz.com/ideabooks/22205849/list/9-Big-Space-Saving-Ideas-for-Tiny-Bathrooms

nice, thanks for posting the link.

We have a small bathroom that we are redoing and I am thinking about a toilet with an in-wall tank. Anyone have one?

 

[Mario Kart]

Someone already beat me to the wet bath idea. Here's a great looking wet bath with a curtain divider that I just saw yesterday on Houzz...

http://www.houzz.com/photos/1651649/Newport-Residence-contemporary-bathroom-chicago

ETA: It was taken from this article which had a few other great ideas: http://www.houzz.com/ideabooks/22205849/list/9-Big-Space-Saving-Ideas-for-Tiny-Bathrooms

Yuck. I was not aware this was something people in America are looking to do. When I went to Thailand, these kinds of bathrooms are what they had. Terrible.

From the second link, the best option is picture #4 (all white with a ~6" border). A hotel I was at had one similar to this style and it worked nicely. Much better than the "all-in-one" bathroom/shower.

 

[OC Zed]

Someone already beat me to the wet bath idea. Here's a great looking wet bath with a curtain divider that I just saw yesterday on Houzz...

http://www.houzz.com/photos/1651649/Newport-Residence-contemporary-bathroom-chicago

ETA: It was taken from this article which had a few other great ideas: http://www.houzz.com/ideabooks/22205849/list/9-Big-Space-Saving-Ideas-for-Tiny-Bathrooms

Yuck. I was not aware this was something people in America are looking to do. When I went to Thailand, these kinds of bathrooms are what they had. Terrible.

From the second link, the best option is picture #4 (all white with a ~6" border). A hotel I was at had one similar to this style and it worked nicely. Much better than the "all-in-one" bathroom/shower.

A few of those should contain the water really well. And if the shower aspect is only used as a guest shower, then it's rarely ever an issue anyways.

 

[FreeBaGeL]

Gotta have a tub. Chicks like taking baths, and moms absolutely need one for kids.

This. No tub, you lose a huge chunk of potential buyers when time comes to sell.

Yep. One thing most people don't consider is that you not only lose moms and people that plan to be moms some day as buyers, but you also lose the buyers that don't want to have to deal with selling a place with no tub in the future.

 

[BassNBrew]

Gotta have a tub. Chicks like taking baths, and moms absolutely need one for kids.

This. No tub, you lose a huge chunk of potential buyers when time comes to sell.

Yep. One thing most people don't consider is that you not only lose moms and people that plan to be moms some day as buyers, but you also lose the buyers that don't want to have to deal with selling a place with no tub in the future.

Maybe in the burbs, but most city people w/o kids and younger peole are going to want two showers over one tub given the choice.

 

[El Floppo]

Update? Any decisions made?

Still designing- have a last gasp option in front of our expeditor where I've shoehorned a tub in one and a tiny shower in another along with 3 options that ditch the shower and makes it a fully ADA compliant full bath with a powder room.

Should have an answer from the expeditor tomorrow and meeting wiht the client next week.

 

[El Floppo]

Someone already beat me to the wet bath idea. Here's a great looking wet bath with a curtain divider that I just saw yesterday on Houzz...

http://www.houzz.com/photos/1651649/Newport-Residence-contemporary-bathroom-chicago

ETA: It was taken from this article which had a few other great ideas: http://www.houzz.com/ideabooks/22205849/list/9-Big-Space-Saving-Ideas-for-Tiny-Bathrooms

the lead image you lnked has more space than I do- but that's the general idea. Thanks for the posting it- I've had ideas designed floating around in my mind, and presented a plan to the client- but it's so helpful to see a precedent.

 

[BassNBrew]

Update? Any decisions made?

Still designing- have a last gasp option in front of our expeditor where I've shoehorned a tub in one and a tiny shower in another along with 3 options that ditch the shower and makes it a fully ADA compliant full bath with a powder room.

Should have an answer from the expeditor tomorrow and meeting wiht the client next week.

Expeditor? That sounds like the gig to have.

 

[El Floppo]

Gotta have a tub. Chicks like taking baths, and moms absolutely need one for kids.

This. No tub, you lose a huge chunk of potential buyers when time comes to sell.

This depends on how likely a family is to live in this building/part of town. Manhattan housing stock isn't like the suburbs where everything is family focused.

True but a bathtub is somewhat practical. People might not have kids, but they have dogs that need baths and a bath can also serve as a nice plus in emergency situations. It's not dead space either, if you're not using it you can use it as storage in a place like Manhattan where space is $$$.

Don't get me wrong here- I want to provide a bathtub to my client, especially with a young kid in the house and with her losing the tub-in-the-closet that's turning into a 1/2 bath. Totally agree about the many uses- they even have a dog.

But Manhattan real-estate is a tricky proposition where a 2nd bath can dramatically add value to a home (and again- we count showers), so that's the reason for the thread.

 

[El Floppo]

Nice

Someone already beat me to the wet bath idea. Here's a great looking wet bath with a curtain divider that I just saw yesterday on Houzz...

http://www.houzz.com/photos/1651649/Newport-Residence-contemporary-bathroom-chicago

ETA: It was taken from this article which had a few other great ideas: http://www.houzz.com/ideabooks/22205849/list/9-Big-Space-Saving-Ideas-for-Tiny-Bathrooms

nice, thanks for posting the link.

We have a small bathroom that we are redoing and I am thinking about a toilet with an in-wall tank. Anyone have one?

Send me a pm- I'll gladly look over whatever you're thinking about.

fwiw- I spec the wall-hung toilets a lot. great for saving space as theyre often less deep and also open up the floor underneath visually making the footprint of the room seem bigger.

 

[El Floppo]

Someone already beat me to the wet bath idea. Here's a great looking wet bath with a curtain divider that I just saw yesterday on Houzz...

http://www.houzz.com/photos/1651649/Newport-Residence-contemporary-bathroom-chicago

ETA: It was taken from this article which had a few other great ideas: http://www.houzz.com/ideabooks/22205849/list/9-Big-Space-Saving-Ideas-for-Tiny-Bathrooms

Yuck. I was not aware this was something people in America are looking to do. When I went to Thailand, these kinds of bathrooms are what they had. Terrible.

From the second link, the best option is picture #4 (all white with a ~6" border). A hotel I was at had one similar to this style and it worked nicely. Much better than the "all-in-one" bathroom/shower.

I don't think this is something anybody wants to do- but at least in my case, I'm forced to. Or will be forced to give up having a "full" (3 fxture) 2nd bath.

 

[El Floppo]

Gotta have a tub. Chicks like taking baths, and moms absolutely need one for kids.

This. No tub, you lose a huge chunk of potential buyers when time comes to sell.

Yep. One thing most people don't consider is that you not only lose moms and people that plan to be moms some day as buyers, but you also lose the buyers that don't want to have to deal with selling a place with no tub in the future.

Maybe in the burbs, but most city people w/o kids and younger peole are going to want two showers over one tub given the choice.

Good points, both of you.

NYC real estate is just different... I think. People here are looking at how many Bathrooms there are- bottom line. I think there's always going to be people here who are going to prefer having 2 full baths (or at least two showers) over having one full bath (w/ tub) and two 1/2 baths. Of course the flip side is true for all the reasons you guys have pointed out. But it's less of an issue here due to people being used to a lack of space. Hell- we have a friend in an old upper-east side building (not Jeffersons, more Good Times) where the bathtub is in the kitchen. We put up with all kinds of nonsense here (like my client's tub-in-a-closet).

 

[El Floppo]

Update? Any decisions made?

Still designing- have a last gasp option in front of our expeditor where I've shoehorned a tub in one and a tiny shower in another along with 3 options that ditch the shower and makes it a fully ADA compliant full bath with a powder room.

Should have an answer from the expeditor tomorrow and meeting wiht the client next week.

Expeditor? That sounds like the gig to have.

I know. They get to hang out at the lovely NYC DOB all day... :X

 

[Somebody]

With the only full bath being accessible thru the master bedroom, I would change my advice. It's too awkward IMO to have to go thru the master bedroom to take a shower or a bath. Agree that for a 6 YO it's not a problem but it will be a problem when the child gets older and for resale.

So you think keeping it 2x 3/4 Baths is better?

What about 1x full bath, 1 tub or shower + sink funky room and one powder room? Somebody get MOP back in here to figure out the math on this...

I think it's better than if the only full bath is en-suite. Oddly, if that full bath was accessible thru the hallway like a normal, non-en-suite bathroom, I think it would be better to have the tub. But with it being en-suite it makes it awkward for some people. Can you change the access to the full bath? I think if you can make the other contiguous bathroom the full bath and make it available to the entire apartment, not thru any bedroom, and turn the en suite into one of the half baths it would be better. Honestly, it's kind of hard to help without seeing the place. If you want I can talk to my colleagues who are residential focused. I specialize in commercial real estate so my knowledge of this is more limited than some of my colleagues.

Good stuff- thanks. Sure- I'd love to hear from a residential guy, if you and they don't mind.

It's physically impossible to make the Full Bath accessible from the hall. I might be able to make it a Jack and Jill... maybe... where it's accessible from both bedrooms.

Sorry I didn't get back to you on this earlier in the week. It's been very busy but I just spoke with one of the residential focused people in my office and he said that in NYC a shower in the bathroom = a full bath, even though in most other places a full bath means a shower and tub. He thinks for resale purposes that it's best to have as many full bath's as possible so keeping 2 baths with showers would be better than the master bath with a tub and the other 2 just being half baths. I like the idea of a wet room in one and a tub in the master if you can do that since that too makes it 2 full baths (by Manhattan standards).

ETA - I tried to PM you but it said you can't receive any PMs.

 

[El Floppo]

With the only full bath being accessible thru the master bedroom, I would change my advice. It's too awkward IMO to have to go thru the master bedroom to take a shower or a bath. Agree that for a 6 YO it's not a problem but it will be a problem when the child gets older and for resale.

So you think keeping it 2x 3/4 Baths is better?

What about 1x full bath, 1 tub or shower + sink funky room and one powder room? Somebody get MOP back in here to figure out the math on this...

I think it's better than if the only full bath is en-suite. Oddly, if that full bath was accessible thru the hallway like a normal, non-en-suite bathroom, I think it would be better to have the tub. But with it being en-suite it makes it awkward for some people. Can you change the access to the full bath? I think if you can make the other contiguous bathroom the full bath and make it available to the entire apartment, not thru any bedroom, and turn the en suite into one of the half baths it would be better. Honestly, it's kind of hard to help without seeing the place. If you want I can talk to my colleagues who are residential focused. I specialize in commercial real estate so my knowledge of this is more limited than some of my colleagues.

Good stuff- thanks. Sure- I'd love to hear from a residential guy, if you and they don't mind.

It's physically impossible to make the Full Bath accessible from the hall. I might be able to make it a Jack and Jill... maybe... where it's accessible from both bedrooms.

Sorry I didn't get back to you on this earlier in the week. It's been very busy but I just spoke with one of the residential focused people in my office and he said that in NYC a shower in the bathroom = a full bath, even though in most other places a full bath means a shower and tub. He thinks for resale purposes that it's best to have as many full bath's as possible so keeping 2 baths with showers would be better than the master bath with a tub and the other 2 just being half baths. I like the idea of a wet room in one and a tub in the master if you can do that since that too makes it 2 full baths (by Manhattan standards).

ETA - I tried to PM you but it said you can't receive any PMs.

Hey- thanks!

I apparently milked the last bit of free info out of my expeditor without a signed contract- so I'm waiting on a retainer and contract for him to get resolution about going the tub and shower route as I've last attempted.

I remembered that an old classmate of mine is actually one of the more successful residential real-estate brokers in the city (damn her), so I reached out to her. She had the same exact reply as your colleague. Adding that the only people buying the apartment would be an adult couple who like to entertain, not a family.

Right now we're dealing with a leak that the insurance provided abatement/remediators have turned into an absolute cluster#### involving asbestos, so my attention has been more about dealing wiht that than designing a bathroom.

 

[El Floppo]

My client has decided to sell this apartment... hopefully getting into an apartment that needs renovating and has some better bones (and hires us to do the renovation). I think it's the right move for her, but am hoping it doesn't work against me (I see dead projects [/6thsense] )

When I get a second, I'll put up the plan you guys were helping me fix.Thanks again for the input- good stuff.

 

[cstu]

My client has decided to sell this apartment... hopefully getting into an apartment that needs renovating and has some better bones (and hires us to do the renovation). I think it's the right move for her, but am hoping it doesn't work against me (I see dead projects [/6thsense] )

When I get a second, I'll put up the plan you guys were helping me fix.Thanks again for the input- good stuff.

I know it's after the fact but was there no way to put in a Jack and Jill bathroom?

 

[El Floppo]

My client has decided to sell this apartment... hopefully getting into an apartment that needs renovating and has some better bones (and hires us to do the renovation). I think it's the right move for her, but am hoping it doesn't work against me (I see dead projects [/6thsense] )

When I get a second, I'll put up the plan you guys were helping me fix.Thanks again for the input- good stuff.

I know it's after the fact but was there no way to put in a Jack and Jill bathroom?

Yeah- I did a couple of versions of that... the layout wasn't too conducive to it, plus the mother/son thing wasn't either.

 

[Abraham]

I am trying to have the tub taken out of my house and have a nice Asian themed bath/shower but my wife insists on the tub. She even had it resurfaced and painted to drive the point him to me about the tub/shower tug o'war...

Thanks for telling us about your life as it relates to this thread.