Worth loosing small bedroom for 2nd bathroom (current 4 bed, 1 bath).

7 years ago

Would appreciate some input! We own a 1370sq/foot 1 and 1/2 storey house build in the 1940's. Currently it has 4 upstairs bedrooms (no washroom upstairs), and 1 full Bathroom on main floor.

I know the standard advise is not to loose a bedroom for a bathroom but I'm wondering if this could be an exception from a resale prospective (we may sell in 5 years). It is not a large house making it not an overly functional 4 bedroom house (particularly with only 1 bathroom, and no bathroom where all the bedrooms are located). During some previous main floor work while the walls were opened up we ran plumbing needed to get from one of the small 8x10 bedrooms to the basement so this would keep plumbing costs lower. The way the bedrooms are situated an ensuite is not an option upstairs; upstairs would be 3 bedrooms with 1 full or 3/4 bath making the house a 3 bedroom two bathroom house. Local comparable houses mainly have at least 1.5 bathrooms when having 3+ bedroom.

Any advice would be greatly appreciated! What would be your preference as a buyer?

I attached a chart I found from a UK study that goes against the common notion of never loosing a bedroom for a bathroom - particularly with 4bed 1 bath vs 3 bed/2 bath.

Worth remodelling to 3 bedroom two bathrooms

Not worth it - keep 4 bedrooms, 1 washroom (leave it to next owners).

Featured Answer

Nancy in Mich

7 years ago

What matters most is what it is like in your very own market. I would call a real estate office and ask if one of their most experienced realtors would have time to do a phone consultation. If they want to come over and look, agree. I would guess that they would do this for free, hoping to get your business when you do sell. If they want an hourly fee though, it would be worth it to have the opinion of a local expert.

It seems to me that this would make your home function so much better that it will be worth it. I am no expert, though, and I probably don't live in your market!

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Comments (9)

millworkman
7 years ago
Do you live in the UK?
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HU-751626648
Original Author
7 years ago
last modified: 7 years ago
No we are about an hour west of Toronto Near Hamilton. The uk study was something I randomly ran into and thought it could apply? When we bought this house it had taken a while to sell in part because of only having the one washroom I think. If we made it three bed 1 and 3/4 bathrooms I think in general it is would increase interest in the house. We are in a more rural setting which sometimes seems to take longer to sell.
Annette Holbrook(z7a)
7 years ago
The most common/quick seller in my area is a 3 bed 2 bath.

Can you post the current floorplan and the proposed change?
HU-751626648
Original Author
7 years ago
HU-751626648
Original Author
7 years ago
these are rough drawings. The upstairs shows the location of a potential future bathroom as the 1st room on the left (though currently it is still a bedroom). the main floor is accurate aside from the location of the fixtures in the one and only bathroom.
Annette Holbrook(z7a)
7 years ago
So if I understand what you’re saying, there is no bathroom at all upstairs, just the 4 bedrooms and the only bath is downstairs? In that instance I’d definitely want the bathroom added upstairs in place of one of the bedrooms. The only way I’d consider the original plan is if it was a historical home in perfect condition. Otherwise I’d never look at a house like your original plan is described.

Who will be living in the house? A couple, a family, etc?
Karenseb
7 years ago
Definitely add the bathroom. I would not want a house without a bathroom on the floor where all the bedrooms are located.
HU-751626648
Original Author
7 years ago
That is correct Annette. Currently there are 4 bedrooms in the 1/2 story upstairs with no washroom. it seems like some of the older country houses in the area are like this. Not too desirable for most families in today’s day. Currently it is just two of us at the house so it is manageable but looking down the road it could be a problem. And I’m sure for resale it may bringn a bit more interest to families if we add the bathroom. I guess I was just nervous removing a bedroom could devalue the house but if it suits a higher percentage of potential buyers then that may not be the case.