Hi! Maximizing space is always so difficult but never impossible. We just finished a project like this in our old Tudor...wanting to maintain the charm but eager for more modern layout. Is this similar to what you have currently? If not can you post an image of the existing?

Hi there. Yes, that is a good description of what we are looking for. We want to maintain charm but in a blended style. So modern minimalist meets Victorian if you can imagine that! The current would not help much because the rooms are so small. The walls will all come down. Currently there are three rooms in the larger space.

This looks like a Property Brothers design:) My only thought is that there are two eating areas right next to each other. Since it is open, you could incorporate the dining into the kitchen. Lose the peninsula extend the counter toward the living area. Put a farmhouse table (or more modern if that is your preference) in the kitchen area. I don't see having a "formal" dining table or "room" if it is open to the kitchen. Your kitchen will be on view anyway and it will probably be so pretty that the table could be in that area.

I tend to agree with jhmarie. Right now they have you staged for 4 areas...kitchen, dining, play and living. What if you came at this from more of a great room approach so that kitchen and dining become one area (and bigger) and same with living and play. Assuming you have kids the goal would then be to make good choices with storage (like ottomans or nice baskets) to hold toys in the living room when not in use.

The bathroom is tricky. I see what you mean about dead space. Have they tried to reconfigure the layout to shrink it a little?

Thank you both for your comments - these are extremely helpful. I am particularly fond of the idea of two spaces instead of three. It reminded us why we are doing this reno in the first place - the formal dining room is hardly ever used, and a waste of space!

Pushing the bathroom back a bit and increasing storage somehow is an interesting idea. I will put that back to the designer. Thanks again.