do they want to do the tv on the same wall as the sellers? looks like a good spot.

going to be awhile until toddler affects the sofa, so any fabric with a high 'rub' would be good. 50,00 to 100,00 rub fabrics wear well. you could also tell them to put a throw down on the seat cushions and leave it in place. protects the fabric from accidents. besides a good fabric, you want a good quality, firm foam. those cheap sofas you can buy for 500 bucks look nice for about 6 months. and then everything sags, the fabric stretches, and it looks horrible. But, custom made is expensive. just depends on their budget and their style.

Number one: why on earth would they want to take on a big painting project right now? Are you guys hiring painters? Number two: child friendly means washable/something that hides stains. When my son was little we got a cheapish sofa with brown artificial suede like material which was a dream with little kids as it was already dirt coloured and the texture made it a tough material. I only had one child, but we’ve had hordes of kids thru here and abusing this sofa, we got rid of it after 10 years as it was finally officially dead. Personally I wouldn’t buy a lifetime piece of furniture unless you’ve got loads of money, one of my friends sons poured a whole jar of honey into their brand new beautiful couch. The only other things are pretty obvious, avoid poky corners, precarious sheets of glass, things they are going to pull down on themselves. Kids are notorious for secretly drawing on walls, tables, climbing bookshelves, using drawers as ladders, making forts out of cushions and using couches/chairs into trampolines. My parents got white shag carpet for their chic new living room when we little, not a super plan with little kids around lol.

Um, J, I think they want to undertake the big painting project now because they aren't living in the house yet? It only gets worse once you have moved in with a newborn.

As for layouts, I like Beth's first pic, or a sectional with the long side facing the TV and the short side facing the fireplace. I'm not normally a huge fan of sectionals because I've seen the layout problems they can cause in small spaces, but that doesn't seem to be an issue for you.

Microfiber has a reputation for being sturdy and stain-resistant, though I've seen some complaints about very light color showing lint picked up from clothing, and some issues related to cat claws. You might also want to consider a slipcovered sofa (made to be slipcovered, not aftermarket). They may not look quite as tailored as a conventional sofa, but being able to take off the slipcover and wash (or dryclean) it is a huge advantage with kids.

I'd look for Crypton or another kind of performance fabric. Many manufacturers have them available now.

BethH

Thanks for the feedback. I gotta say, I really like that first IG inspiration pic! Wonder what color that wall paint is??? I need to follow @the_real_houses_of_IG, thanks for that source!

I actually like the idea of leaving the TV on the big wall, mainly because if not the TV, then what do you do with that huge blank space? And, I totally agree that with a sofa, you get what you pay for. They currently have a brown leather sofa that has literally been around the world, and may be retiring to the upstairs playroom or another yet to be determined space. So, this will be considered an investment sofa for them.

Hollybar,

I kinda agree with 2 sofas, I think this room is spacious enough to take 2 , and then have some flexibility in placement and use factor. Just not sure if a sectional will cut off the room since it has walk throughs on 3 walls here. And my daughter is going to work a few antique pieces in here and there, but definitely wants fresh, clean, whiter and more minimalist than all my collected junque, hahaha! Not sure what Studio McGee is...but I will be looking that up, lol!

Oh, and, BM Whitewater Bay....yep, I am adding that one. Thanks! They also have a 3 yr old toddler girl.....and she wants a pink room!

JWilliams.....Right??? I read your comments and just had to laugh....Painting is of the devil for sure! But the plan is to have all the painting done by a professional paint crew before the move takes place. They want to get it done while the home is empty to avoid all the craziness + kids + dog! And, yes, I still remember my youngest crayoning the foyer wallpaper....ugh. Kids do that kind of stuff, even with the best laid plans. So, I do agree that fabric needs to be tough. I also like the idea of a throw over it at times, lol.

Has anybody seen the newer Sunbrella fabrics with acrylic that is impervious to stains? And lets talk about well built sofas please. What do you like? I am going to check out Lee Industries, what about Rowe? Any votes for FlexSteel? I have a 15 yr old Sherrill that I still like. And of course, if she wants to shop my bonus room, she can recover that down Pennsylvania House but I don't think that is the plan. Does this room need 2 sofas? or how would you place that?

I find that matte finish is best for walls. Easier to clean.

I don't think you can fit two sofas in the room with the TV. Place the TV and console in the same place the current owners had it. Then look for a sectional or one long sofa with floating chairs to use at either end. Make sure the seating stays in the main area of the room and not in the walkways (no chair by the stairs). I think painting before they move in makes a lot of sense as long as they choose neutral light colors. Narrow down your options though - you don't need 11 whites to choose from. I would look for a neutral warm white with the floors and fireplace and possible antiques, and paint the ceiling white like the trim.

Hi Vanessa...I actually thought about Flexsteel again. The leather Flexsteel that is doing daily duty at my son's is a workhorse. What do you think about a sectional vs 2 sofas?

There will also be a smaller soft seating area adjacent to the kitchen and that might be a good place for a smaller sofa. Keep this space in mind as well. Ignore that it is set up as a dining space in this pic, this will be great casual living space for the family while mom is cooking.

I can see a sofa, ottoman and club chairs here also. Or would you do a smaller sectional in this space and do 2 sofas in the more formal family room with the mantle?

Great to see you again. You have the luckiest children. Do you adopt? I'm only 66, lol.

I personally like 2 sofas (for myself) vs a sectional. But both my daughters prefer sectionals and they look great in their homes. The area in the kitchen looks large enough to use for sitting instead of table & chairs.

I would highly recommend leather sofas for families with young kids. We have had our leather sofa for 12 years; through 2 kids and 2 dogs. Leather is really much better than cloth for wiping up potty training accidents, spills of all types and even the occasional stomach flu. Just a little mom insight for ya ;)

Looking at the Estate Agents pictures ..looks like a lovely home

Yikes, I am so very sorry that I posted pics that had a link to the physical address, that was not intended at all. I am going to delete this entire thread and repost new pics tomorrow that will not be linked to the MLS. I am frantically trying to delete those pics now. So very sorry and please come back tomorrow when I have pics of the house without furniture.