First, let me propose how we would create a third bedroom in the condo. The idea is simple. Convert the existing kitchen into the third bedroom, and put the kitchen where I have my workstation and pull-out sofa.
I.e., switch the rooms.
Click on the image for the full mockup and start from the beginning:
About the Mockup
- The room sizes, length of the walls, and all the windows and balcony doors are scaled to size.
- All of our bigger furniture items are reflected (also to scale), including Joel’s desk, credenza, bookcases, our sofa couch, dining table, and white shelving unit from the master bath (see home office mockup).
- I used the free version of the design app, so I had no control over the colors, furniture pieces, throw rugs, etc. But you get the picture.
- Joel has free rein to decide where to place his office furniture in the home office. The mockup is just one of several layout options.
- Exactly where to place the refrigerator, stove, sink, etc. is TBD, as it will require planning on our part (see video).
- I checked our condo CC&R's. We can renovate as we please.
- Joel will finally get his home office. I'll need a desk area too, but I don’t need nearly as much space as he does and can work from the kitchen if we can build in a work space (i.e. pocket office).
- In the home office, Joel can be as messy as he wants and can hang whatever he wants on the walls since I don’t have to see it all the time. I only ask that a) his desk not be near entryway to the kitchen so that area stays neat and tidy, and b) ALL books be moved to that room. The kitchen cabinets can be repurposed as built-in bookshelves.
- Given the demand for flex rooms, the two pocket doors work in our favor since guests don't visit that often.
- I will finally get my open kitchen and family room combo without having to make any structural changes whatsoever. This negates the need and thus huge cost to take down that bearing wall which was our only option in order to have an open floor plan (or so we thought).
- Eating all of our meals in that bright and open space will be like night and day compared with the confined space where we currently eat in our kitchen. And cooking will be so much more pleasant.
- This makes MUCH better use of space. We certainly don’t need both a kitchen table and a dining table, nor do we need three different couches and seating areas in the great room. As my friend Ginny once said, “Girl you can seat 25 people in here! What the h*** do you need all that for??” Which is very true. And with the large dining table out of the way, our little one will have more space to play.
- The home office would also serve as a guest bedroom - see pull-out sofa in the mockup. And because it is away from our bedrooms, guests will not only feel more comfortable but will also have easy access to the guest bathroom, kitchen, and living room without disturbing anyone.
- Since we don’t have overnight guests that often, the home office would be another area where the three of us can hang out together. Joel and I can be on our computers while our little one plays near us or does homework when the time comes.
- Because the home office is in the center of the condo, even when Joel or I need to be on our computers, we would still be near all the action. And we could centralize and consolidate all of our important files, office equipment, and office supplies there = the ‘brains’ or command center of the home. I really like that for some reason!
Tom’s estimated budget of $75K to $100K is spot on, which would include the sunroom that I will address in a separate post. Yep, a sunroom. We could pace ourselves and renovate one section at a time (or not). Minor detail.
The key thing is that this is a FRACTION of what it would cost to buy a new home. It increases the value of our property.
Resale Value of Our Condo
In the meantime, we get to spend every waking hour enjoying a beautifully updated condo. I have lived with this for too long. Not acceptable.
I like this solution. It is an innovative use of the available space. Moving the plumbing will be expensive and irritating (remember our "waiting for the plumber" convo?).
ReplyDeleteAt Joel's request, I asked Chris Eckert, a well-known realtor in our area, what impact these renovations would have on the value of our condo.
ReplyDelete(Several years ago, Chris and his contractors renovated the unit next to ours and got it sold for $1M+ when everyone in our building, us included, didn't think it was possible. At my request, they then checked out our condo to give us ideas on potential sale value, staging, renovation ideas, etc.)
His response below:
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I just reviewed the proposed change photos in addition to Your detailed explanation of what You want to do. I also looked at the photos from when I looked at Your unit.
The changes that You proposed will make a difference of $200,000 to the sales price.
As an example of how much of a price difference the renovation make, look at the unit I sold at 234 Elm and compare it to what the other 2 at 200 and 249 Elm sold for. One is smaller, so look at the price per square foot.
I would say that You should do the renovation:
https://search.mlslistings.com/DE.asp?ID=8267643424&L=1
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I'm impressed! Good idea to ask a professional. It's hard to lay that much money down on a gamble, but looks like your odds are pretty good.
DeleteWhere are we with the process? What feedback has Joel given? The comments from the realtor seem very positive and the condo renovation although laborious and stressful,is a solid investment.
ReplyDeleteGreat job on the mockup photos, Christine!!! I like how you showed the 3rd bedroom mock up from various points of view! Even a top-down birds eye view! I like that the 3rd bedroom is a multi-functional room - home office / breakout room / guest room, and it already has existing windows for some sunlight
ReplyDeleteI like it!!! Good to know how "my" room looks like before you start the renovation! hee here ;-)
I would say - GO FOR IT!
Proposal - Condo Renovation
ReplyDeleteStaying in this condo means to me that we are giving up the third bedroom. I don’t see a way around that. Although creative and innovative, the renovation described here creates some major concerns for me.
First, when someone enters the condo, the very first thing they’ll notice is the kitchen/dining area. As a matter of fact, that will be at least two-thirds of the common area of the condo. In the virtual pictures, it doesn’t seem bad but when you’re sitting in the condo and imagining it, it’s too much.
Second, although measurements may say that the appliances will fit with a dining room table and chairs in the same room, imagine opening up the oven door and coming so close to the table and chairs. Do you really want family and/or guests being that close to the oven when seated for dinner? I’ve seen many open kitchen designs and none have a formal dining area right next to the kitchen appliances.
I think the argument of where we eat now compared to where we could eat in the renovated condo is moot. We eat in the kitchen area now because we don’t want the little one to spill on the carpets. It’s not because we can’t eat out in the dining area. After all, we just bought new chairs and a table to make the “confined space” a “much better experience.” Once he’s a little older, or even if we put an area rug under the dining table, we can eat in the “bright, open space.”
Third, the new bedroom will need a closet and that just eliminates the desk area. No other part could really fit such a deep enclosure without really creating a strange layout in the room. Add to that the bedroom has two pocket doors and it just seems to lack privacy.
Also, I think points 7. and 2. will counteract each other. If we all hang out in that room, there will always be complaints on any mess on my desk or any other area that is designated mine. I’ve been told I can be as messy as I want before and it always comes back around.
Just in terms of resale value, I think the extreme non-traditional layout of the proposed renovation would limit our selling audience, which in turn would lower the final sale price.
Your mockup is fantastic -- nice job with the software!
ReplyDeleteWould a kitchen island instead of a formal dining table work in the space? I think it would look totally "normal." You could have a regular table/chairs on the balcony to use as a nice outdoor breakfast area on nice days, which are not rare in the Bay Area. Plus, an island would be a nice spot for Mason to do homework, and an easy place for parents to keep an eye on him when he's doing his homework (which can be a struggle, just saying...)
I have a couple of thoughts to add:
ReplyDelete1) Yes, Joel, when you open the door, you will see your whole living area, including the kitchen. While this may not be your cup of tea, it is very desirable for the majority of homeowners/buyers to have a large, open area these days. I would imagine that you and I both grew up in the same sort of mid-century design that was much more compartmentalized and offered more privacy. Once I moved away from that style, I find it convenient and comfortable, but it IS a change. I know most of the Millennials who are out there looking want big, expansive open areas. One look at HGTV confirms that, for better or worse. I just do not think you are doing yourself any favors regarding resale if you keep things compartmentalized.
2) When you look at return on investment, the potential ROI speaks for itself. If the contractor is saying you will double your money, I would have to believe him. A listing agent would be another resource for you guys to speak to in order to obtain more numbers. I would definitely have more than one reference before sinking that kind of money into a property; it is the responsible thing to do. If those numbers hold up, though, it would be hard not to see the benefit in making the investment.
3) What we are REALLY talking about here is not who is right and who is wrong or who deserves to get their way...what the whole thing boils down to is how do you want your life as a growing family to look? If you cannot make the condo work, then a move is a must - but it will be loads more expensive, and more of a headache in a lot of ways - than a reno. Finances are a concern for all of us. In light of that, the proposition to renovate makes the most sense - less outlay of funds, increased value of the condo, and increased enjoyment of the home you already own.
4) Fear of the Unknown: I literally suffer from this at times and it nearly paralyses my ability to make decisions. Whenever we renovate, I am still filled with trepidation despite the fact that we have spent sixteen years tearing houses apart and putting them back together. No reno is simple. They all come with surprises and unexpected costs, but those can be minimized with the right contractor. You know your building is structurally sound and the electric, heating, and water are up to code - those are the areas that usually kick you in the teeth when it comes to renovating. I would say that in light of that, you have a pretty good chance at remaining on budget if you decide to renovate.