To me, it looks like your plan of two 3 piece sectionals with a chaise will only seat 2 more people and still look like the sectionals will block the FP. You will be able to easily see over the chaise part but the access to seating will be severely limited in the current configuration. People will have to squeeze through the two chaises to get to the sofa to sit.

Looking at what you have now in the room, it looks like you can seat 13 at the most. 3 on each sofa (except for the one at the entry - 2) and one in each chair. 16 if the people on the sofa/sectional become very friendly.

How big is that room? Can you post a quick sketch. There are some people here that are truly gifted when it comes to figuring out configurations that work well given the constraints.

I would think seating 16 so that they can actually sit in comfort without someone else right on top of them would be important in your setting. That won't happen with the current plan of two sectionals - even small sectionals with a chaise. Most people like to sit where they can place there arm(s) on the chair or sofa arms. The people in the middle can't do that.

Have you considered more chairs?

PS: The view is beautiful.

I have a LR that is almost that size and there is no way that 16 people can sit in there with real comfort no matter what I do. I have 2 sofas 2 chairs and a long bench that gives me 11 people in relative comfort after that it is DR chairs for the extra bodies and that is just the way it is .I guess my question is how often do you actually have 16 people staying at one time. Does the dining table seat 16 ? Sunbrella fabric is a good choice for the furniture and i would not go too dark.

Thanks for the great tips. Yes, it's a good point that 16 won't be sitting at the same time...more like 12 or so.

Sadly, I have to go fairly dark due to the cleaning and staining issues. I should have added that I plan to add a large 12 x 15 area rug to break up the dark sofas from the darkish wood. I can't go with medium gray because it will look too "matchy-matchy" with the med. gray stone fireplace.

Quick question/concern...I searched for sofas that are made from "Sunbrella" people here suggested and there are only a few and they are outdoor sofas. Mostly, the Sunbrella fabric is pillows.

Also, I'll be removing both sofa tables behind the sofas that are there
now, so that will give me another~ 4+ feet. But I still plan on putting more narrow sofa tables as I don't want the sofas right up against the walls,
so it will be more like an extra 2 feet I'll be gaining.

Any other suggestions for a "tough" fabric that won't be torn easily? We've had issues with guests sitting on the sofas, etc., with keys, etc, in their back pockets that tear the fabric or snag it.

What are opinions on leather? Vinyl?

Also, I'd like to lighten up the room with a cleaner, more modern white (ish) paint, maybe with a touch of gray, )but not with any blue or "pink" in it.)

The walls are now painted Sherwin-Williams "Accessible Beige" and the Doors (not seen in the pictures are "Dovetail"...which I LOVE, but is way too dark for the walls. I've already gone down the line of the "Dovetail" paint strip and the lighter colors look kinda "pink-ish" in that room.)

Thanks again everyone

We have mostly washable performance fabric slips in the vacation rentals. And this console,which is sturdy and shallow. https://www.jossandmain.com/furniture/pdp/benoit-console-table-mcrf4556.html  None of our spots are big enough for 16,but I do add some dining room arm chairs with easy to re-upholster seats (add extra cushioning) and scatter 'em about. Their smaller profile helps extend the space and allows guests to move them about easier = less banged up walls.

Hi Holly and thanks for the link...that table is *exactly* what I was thinking of.

When you write "washable performance fabric slips" ...what exactly are those, like slipcovers? (Also, without sounding too "pretentious", our guests pay about $1000-$1500 a night, are slips considered "acceptable" for guests in that price range? Please excuse my ignorance, I really know nothing about "slips".)

Thanks!

You might ask this question on the Homeaway Community board. That is not a high price for that many people, so you don’t need to go high end, IMO.

The more guests you allow, the more likely your place becomes the party place. In some cases people will rent smaller places nearby and gather at your home. Have you considered limiting occupancy to 14, 2 per bedroom? That is a common strategy for limiting wear and tear.

Sunbrella and washable slipcovers are both good ideas.

@Ja Doe Not pretentious at all, it is just business :-) What I'm doing is having a local upholsterer make tailored slipcovers out of washable upholstery fabrics. (Robert Allen and similar makers ...the RA washable velvet is fab,btw) They do not look like slip covers of yore and they do not go all askew & slide-y. The back cushions and seat cushions are individually wrapped. All of them can fit in a regular washer,just not together. Began this because our guests wore out fabric on the sofas but the pieces themselves were in excellent shape. The oldest slips are in their 4th year and doing well. I'd say this is a good option if you have a good upholsterer and source for the fabric. Of course,there are sofa mfg. selling the same. So far, no one has ever complained or thought our places weren't high end or stylish enough. We cater to city vacationers,some business travellers.

ps- https://www.studio-mcgee.com/studioblog/2018/1/29/white-paint-update

Thanks for the great replies!

@latifolla... That's a good idea to go to the websites were listed on and get advice from other renters. Thank you.

@Hollybar.. does the picture of the beige sofa you included in your reply have slipcovers on it? If so, it's amazing! Nothing like what I was picturing. I was thinking of those types are ill-fitting and have that "lived in" look. The sofa in your picture is so chic and modern, I'd never guess it has a slipcover on it.

I went to the Robert Allen website and looked for the "washable velvet", but didn't have much luck. There is so much fabric and I clearly am new to all this, so it was a tad overwhelming. (Needless to say, no, I don't have an upholstery person...lol)

And thanks for the white paint link...think I"m going to put that to the side until I can sort out the sofas.

Thanks again !

What does everyone think of this? I'm still wondering about leather versus vinyl.

I would put a larger light colored rug under both sofas to break up the dark of the wood floors and the dark sofas.

Also, not crazy about the dark wood coffee table, any ideas about what to use instead? I was thinking a light colored marble table? But would love to hear other ideas.

This room has just too much dark for me... but I love the light walls. I just want dark where I have to, in the sofa to deal with staining, etc., and the floor, which I can't change.

I'm just adding this picture to get an idea about the dark sofa with a dark-ish floor (which looks very similar to my floor, which has a lot of gold, black and charcoal bits in it.)

Thoughts?

Thanks!

Yes,Ja Doe that sofa above is slipcovered. Lee Industries. The RA velvet we've used is Gentle Dream,comes in many colours but there are many machine washable RA fabrics. https://www.robertallendesign.com/all-products/fabric/shopby/fab_care-machine_washable/fab_enduse-upholstery.html We have leather chairs in spaces, no problem.

I don't know that I'd do a marble top table,but I would do lighter. I think it makes your listing pics more arresting.

Why not look for oversized leather sectionals in good condition on Craigslist? People often sell them when they move to smaller places. Leather can take a lot of wear. Then get oversized patterned area rugs with a thick pile and add a few leather ottomans to the mix for some extra seating. Right now my local Craigslist has multiple huge leather sectionals for sale.

Here's an example from today's CL $450. Look how great it is with a big patterned rug.