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astralfarmer

Bathroom Overhaul

15 years ago

We are in the initial contract negotiations with our chosen GC. I found all the posts regarding Fixed Cost vs Cost Plus vs Cost Plus Fixed Fee extremely helpful. We will probably go with a fixed fee once I have picked out all the variables, i.e., tile, flooring, vanity & fixtures. The GC has suggested we order the windows which have a 30-day lead time and use that time to shop for the variables. We can charge them to our VISA using the contractor's discount and gain the travel points.

Our bathroom footprint is 12'x 5'. It is divided into 2 rooms, each 6'x5', a dressing area with 6' vanity, double sinks and a closet, and a toilet/shower room. Working within that footprint to incorporate a walk-in shower has proven quite the challenge but we have come up with what we think will work.

We are removing the walls that divide the dressing area from the toilet/tub room. There will be a 1/2 wall at the end of the double vanity, we are removing the tub and tiling the entire toilet/shower area. We are adding 12" wide Anderson windows (to match the Andersons in the rest of the house) along the top of the walls over the vanity and in the shower along the 2 outside walls.

I wondered if anyone here has a combination shower/toilet room? We often take showers together and this was the only solution we could come up with to give us the space we want without knocking down walls.

I think we will have sufficient ventilation with a Panasonic vent fan. Any suggestions would be greatly appreciated. I think we have covered the subject of moisture barriers with the GC.

Comments (6)

  • 15 years ago
    last modified: 11 years ago

    My master bath has a setup similar to yours - shower/toilet combo separated by a wall/door from the double vanity, and then a large walk-in closet. I'm planning the renovation of the space, but planning to leave the wall/door between the shower/toilet room and vanities - just works better for us to have the option of both being in the bathroom but maintaining a bit of personal privacy during busy morning routines. What I'm doing to gain some extra space is tearing out the 'spacer' wall the builder put in at the end of the shower so they could install a stock shower pan/doors - gaining about 2'x 3' floor space that way, enough to install double shower stations & a bench. We're tilling the shower and floor of the entire space, to provide more cohesion between the shower/toilet room and vanity room (which is carpeted right now. The large closet is staying as is - that's my space, my DH has the second closet on the other side of the bedroom.

  • 15 years ago
    last modified: 11 years ago

    I know you must be excited as I am to get the work done!
    We are not changing or adding any major plumbing fixtures but, the bids still came in at around $24K. Seems high but adding the windows is no small matter. The one in the shower will be a working window.

    We were on the fence about opening up the space and losing the privacy. We do have a full bath downstairs, I am retired and he is semi-retired so no problems with privacy.

    The plans call for a slope to begin at what was the doorway, raise the floor 2" over a 4" spread. Except for the toilet and floor just in front of it being level, all the water splash should flow into the drain nicely. We'll install a hand-held shower to double for easy cleaning.

    This website has been such a great resource for opinions on products and methods.

  • 15 years ago
    last modified: 11 years ago

    Here are pics of the before and after. Note the # of doors!
    I would love to have room for an interior mounted sliding door in place of the one we are changing to swing outward, into the hallway. Unfortunately, there isn't enough wall space between it and the bathroom closet door. Can't do a pocket door either because there is a closet (not shown in the pic) just outside that door with a return in the bottom. The bathroom closet has a laundry shoot in the bottom so a pocket door or a mounted sliding door would necessitate too many structural changes.

    Before:

    After:

    Changes:
    New vanity
    We are all over the place with this decision from converting a vintage Shaker buffet to a wood plank with unfinished edge to rough edge granite. I like the idea of us each having a drawer with electrical strip to store elec toothbrushes and hair dryer and keep them off the counter. That option requires a vanity cabinet.
    Sinks
    The glass sinks from Coyote Glass I have been admiring for a couple of years online were out of the ballpark so we're back to sq one.
    Fixtures
    Wood trimmed mirrors in qrt sawn oak
    Paint
    All drywall including ceiling
    New toilet
    Hand held shower faucet
    New vent/light/heater over shower
    Doors and framework
    I found an online source for thin sheets of qtr sawn oak that we used on our existing hall and 2nd BR doors. Had a carpenter cut, glue, sand and finish them. You would never know they are not solid qtr sawn unless you knock on them. They match all the qtr sawn oak trim in the hallway and our solid qtr sawn MBR doors. Wish I had found that company before we purchased the MBR doors!
    Tile floor and walls in shower room
    Anderson windows, 2each fixed 6'x12" and 1each awning 48"x15 1/2". I have been assured that the pine finish around the windows will survive the shower environment with marine varnish. I'm not convinced.

    The blue circle in the shower room is the fan and shows all the elec for that devise moved to the 1/2 wall outside of that room. The rectangle on the floor of the dressing area is the floor HVAC vent.

  • 15 years ago
    last modified: 11 years ago

    I am excited - kind of a 'okay, i have it pictured in my head, get it done yesterday' thing. ;-)

    It looks like yours will be a fantastic, airy space! Agreed, the windows do add a huge amount - I put in a greenhouse window over the sink on my kitchen remod 8 years ago which added more than 1k to the total price. Regarding the marine varnish holding up, though - I used it on the wood 'floor' and sides of the greenhouse window, and 8 years later it still looks brand new despite frequent misting of the resident orchids and the inevitable standing water from not draining them well enough after watering. I know that's not a 1-to-1 comparison to the level of daily deluge in a shower, but I keep that greenhouse window at about 70% relative humidity 24/7, and twice a week there's usually a bit of standing water that I let evaporate (bad, i know, but it's reality) and the finish hasn't been affected in any way in 8 years of continual use. So, the GC might be right about your window frame.

    Regarding the 24k - if they haven't already, you may want to ask for an itemized list of materials, with part numbers and itemized pricing, and see which items you could get for less at various online sources. I've planned out the specific fixtures/'plumbing parts, and came up with a total fixtures price about 30% below what had originally been quoted. I found the same to be true when I remodeled my kitchen. It's more of a hassle for you, because you have to place the orders and insure the stuff is on site at the time the contractors need it, but it is an option to reduce cost and get exactly what you want. My view was that I wanted to pay top dollar for the expert labor and anything custom-built, but not for mass-manufactured items available at a range of prices.

    With the vanity choice, I know that can be tough. I've settled on the cabinetry, but my DH still thinks I'm loony to be putting in so many drawer units - he's happy to have roll-out shelves behind doors. I told him to consider the drawer banks roll-out shelves with deep sides - once they're in, he'll love them and wonder how he ever did without them! ;-) Im going with modular cabinetry very similar to what we put in the kitchen, to match the bedroom suite (we've got a 4' open arch between the vanity room and the bedroom, which I like because it gives that space an open feeling) because I really love the 'behind the doors' storage enhancements of roll-out shelves, etc. My space is more galley-like, with the toilet/shower room, vanity/dressing room, and large walk-in closet set in a line to the side of the bed room - I like the layout, but I can see on yours how tearing out the dividing wall will really open up the space - that would be my choice in that layout, too.

    I'm also planning the shower space to be a 'wet-room' type of drainage environment with a wide door and attractive grab bars bench-side. We plan to retire in this house, so I'm adding in some ADA features to cover long-term possible requirements - while I don't need the grab bars now (although - gotta admit that in the spring when I go 'whole hog' on the garden, a bench and bar sounds like a really good thing to my back!) I don't want to do this now and then in 10 years have to change it up.

    Okay, so I guess I've rambled enough about my plans and how they intersect yours, sorry for a long ramble! Your plans look really great - I'm sure you're going to love the end result!

  • 15 years ago
    last modified: 11 years ago

    Orchid, I love reading everyone's thoughts and plans, successes and "opportunities"!

    Not quite retirement age but I am and he will close his office next year. We live in a semi-remote location and you are so right to consider long-term health needs. I thought of the walk-in (ADA roll-in) shower but not the grab bars! Thank you! I would hate to get down the road and not be able to find ones that coordinate with the other fixtures.

    I think the pros might outweigh the cons when it comes to discussing bathroom windows on this forum. My parents lived on a boat for many years. Unless I have to scrape barnacles off the window frame I'm going with nice wood trim!! We opted for pine to save the $600 Anderson wanted for oak. No one will notice and every time we realize a savings I mention spending it elsewhere on other projects!

    Your suggestion to buy our own materials is very wise. We will look into that. I asked our GC if we could use our own plumber, painter, electrician and drywall prof's but he wanted to use his choices. I understand all his reasons so we agreed. Still, we also have good relationships with 'our' guys and wanted them to get the work. A trade off for not wanting the manage the project ourselves. And, I agree about paying top dollar for craftsmanship.

    I will look into the modular cabinets. I have large, roll-out shelves in our pantry and cabinets and will do the same in the bath if I go that direction. Aside from the obvious organizational aspect they are fun to use! I went so long without them that for the last 2.5 yrs since our kitchen remodel I am grateful every time I open a cabinet and pull out a drawer.

    What period/style would you describe your bathroom? When are you starting your project?

  • 15 years ago
    last modified: 11 years ago

    Astral, you're very welcome for the suggestion on grab bars - if nothing else, I'm thinking they'll be a great place to hang a wash cloth before being needed for stability. :)

    I'd describe my bathroom style to be contemporary. The house is 30 years old, but we've made a lot of changes to it, upgrading the 'builder's special' stuff. The bathroom cabinetry will be pecan-finish, raised panel cabinets, furniture-like styling, with roll-out shelves behind the doors on the door units, and 3-drawer drawer units. I've got a 7' vanity space to fill, so the vanity layout will look like drawers, doors, drawers, doors, drawers. The actual units will be 1 36" right drawer 2 door combo vanity, 1 12" drawer unit, and 1 36" left drawer 2 door combo vanity. Topping that will be a 7' counter with two sinks - and there's an existing window on the wall between the two sinks above counter height.

    I haven't totally decided on counter type, but I'm leaning heavily towards a corian with seamless sinks, similar to what I did in the kitchen, because it's held up so well and is so easy to keep clean.

    In the shower space, I'm putting in 2 more cabinets, 1 18" base unit that will hold a hamper unit topped with a 12" tall hutch unit with shelves that will hold things like TP, towels, etc. Between the base and hutch will be the same counter I end up using for the vanity - the hutch will be sitting right on top of the base unit's counter. I'm tyring to squeeze in as much storage as possible - I'm sure none of it will go to waste! ;-)

    There are so many possiblities with the modular cabinetry for baths and kitchens now - so easy to create a 'custom built' look with a 'mass produced' price tag! I'm, admittedly, like a kid in a candy store looking through all of the mfg catalogs and spec sheets!

    I plan on starting the actual installation in about 6 weeks, and between now and them I'm ordering the cabinets, fixtures, etc. - all the stuff I'm buying direct so that I know it's available to the contractors before they get on site. Today, making a final decision on the tile - okay, hopefully a final decision - kid in a candy store on that, too!

    When are you starting your project, and what period/style are you planning?