How much would you be prepared to spend on redoing the top floor layout and adding that dormer. Just adding a dormer will not give you room to add a free standing tub. It gives you headroom, not footprint room. And once you start that remodel, the whole bath will need to meet current codes.

If you aren’t prepared to spend 100K+ on that, move on to the home that already has what you want. If you would spend that, then bump up your budget by that 100K, and see what’s in that price range. You won’t have to deal with the dirt and dust for 9 months, living downstairs, while they do that project.

At this point I don’t know a ton about dormer options , but I read some add additional square feet. Wouldn’t adding something like this be helpful? Let me know if am wrong (very early in my research)

A shed dormer looks like it could work well in your situation as long as you are prepared to spend $100k or more…

What is the size of the bathroom?

Anna- unfortunately I am unsure of the dimensions. The realtor listing doesn’t note them and I didn’t measure when I walked through. If I go through again I plan to bring my tape measure and write this stuff down. When I left I had decided not to place an offer, but yesterday I came up with the idea of a dormer to solve my bathroom tub issue. So in the very beginning stages of research for this.

Hallett- thank you. I will look up shed dormers. $100k on a home over $1M is a option.

I was just wondering if the room could be reconfigured within the current footprint. I fear a dormer of any kind may not give you the added floor space you’re looking for. But it’s hard to tell for sure from the photo. Good luck in your decision

Anna- My best guess is that the room is 8.5 feet wide and 6 feet deep. Rough estimates

I am estimating that the roof has a 20-25 degree pitch.

I am wondering if something like this would be possible? (See photo) About 8.5 feet wide as that is what I estimate the room to be. It would also look very nice in the back of the profile of the home I think. Based on the current flat design

Are there other bedrooms downstairs -- could you use the smaller upstairs bedroom for your new bath -- adding a skylight if needed -- and turn the current upstairs bath into a closet or bonus room space?

Suezbell- yes there is a room downstairs that is a office right now that I could possibly convert to a bathroom with the tub I want and a shower and move laundry into that room too. That was a thought I had. Just do not love the idea of having to go downstairs to take a bath or shower.

This should explain why you will need to redo the upper floor layout to add space to the bath, and not just add a dormer. Dormers do not add to your footprint. They create headroom in a building where there isn’t enough headroom to meet the building code. But only if the ridge is high enough to make that hsppen, and the dormer originates close to the ridge.

Thanks for the picture. In this case the current bathroom has headspace. The ceiling is angled to the shape of the roof, you can see this on the skylight, then the wall is straight. So it is my assumption (perhaps a wrong assumption) that if I broke out that wall the other side of it would have a super slanty attic space with several extra feet of depth. But it would be slanted so if I added the dormer I could make the extra head space.

Slanted ceiling/skylight straight wall

What is that on the roof below the bathroom skylight? Is that another skylight for the floor below? At the very least, it seems like you have a number of vents going through the roof in the area where you want to extend the bathroom into.. Seems like rerouting all those vent pipes would complicate your dormer and add expense. You really should look into that area of the attic before considering this, so you know what you're getting yourself into.