I love love love my electrician. Really nice guy, good attitude, gets along with everyone. I have had some psycho electricians and plumbers. Found him about 3 years ago, he is very loyal to my projects. He has a ton of work but will always squeeze me in first! All of my friends have begged me for some of his time and he ends up on a lot of projects as references through me 
Licensed, bonded and work is warrantied. I pay him $320/day. Can you believe that??
Oh, and even better. By sheer coincidence he works a lot for my competitors (long after he started working for me) and I get all kinds of poop on what my competitors are doing from him.
^^ 320 a DAY??
:((
thats not FAIR!!![ Jk]
you lucky lady!!
Would love to see preliminary plans for stairs and decks! Any way to post them? Could you try to take an iphone photo of the plans.
PLANS
Took a cell photo of the Site Plan, Top Floor Plan and Bottom Floor plan and they are on our Flickr group. Not final, there’s some errors in kitchen placement downstairs bath, etc. Just trying to focus on deck and stairs right now with structural engineer.
Did you consider bringing the expanded deck back at an angle to rejoin the 4’ deck, instead of straight back? It would soften that corner.
Yes, we are considering that as an option. But, it would reduce the square footage available for a table/chairs/BBQ.
Also, in the plans, he put the new kitchen island in wrong place. It is going to be positioned outside of the kitchen, butting into the living room because there is a lot of space there
Hmmm – How steep are those stairs? It doesn’t seem like there are enough steps in that plan to go down 12’ to 16’ (not sure how big the difference is between the two floors).
Deck configuration looks good.
Where does that back door in the family room go to (next to the south end of stairs). Isn’t the east wall of garage up against the hill)?
I’d move the downstairs bedroom door so that you could utilize the full bathroom/ closet zone. Should be fine to have exterior door to the bedroom directly across from interior door. And of you flipped the bathroom and closet placement down there, you could get a bathroom with an exterior window, with a walk-in closet next to it. Bathrooms with windows are nicer than those without.
Will there be access to the bathroom from the family room without having to go through the bedroom? That’s a lot of steps to walk up if you gotta go.
Can you modify to make an enclosed water closet in the Master Bath?
Also, +1 to NRE’s question about access to Downstairs Bath from Family Room, but you may lose the space for that Linen Closet. Maybe consider reconfiguring position of tub? Change to shower?
There is one requirement for that bathroom. It has to be up against the crawlspace wall because we have to install a complex basement sewage sump pump system (see ‘sump pump’ scrawled on plan). The pump system has to push the sewer line waste up 12’ to the main sewer line running in the ceiling area of the crawlspace.
The sump pump mechanism has to be dug down below the level of the toilet output. The mechanism and plumbing are going to be installed in the crawlspace under the original part of the house because we can dig the hole in the dirt under there.
Definitely need to get a doorway into bathroom from family room - good idea.
Cannot move the exterior door to bedroom area - that is where it is now and it might be difficult to cut out a new opening with header in a different area of the bedroom - but I will explore it. Then I could expand bathroom and closet/storage area wider and put in a window. The bedroom itself is plenty big 15 x 12
That little door at south end of stairs is the access door to crawlspace under the house with all of the systems and pipes. That is it’s current location.
Upstairs in master bathroom there just isn’t room to have an enclosed water closet. It’s very tight in there right now. Cannot move walls to left because of sliding door opening and cannot move wall to the right because the bedroom is not very large.
I believe the full drop of stairs is 12’ 8". Plus there is a landing and turn at the bottom that is dropping another 14". Drafting calculation is that we need 19 risers to drop to bottom floor, but I’m not sure if they are absolutely accurate yet.
Have to put a bathtub in bathroom below because there will not be a bathtub upstairs. Master bath will have a large shower with dual shower heads. Hall bath is being changed to shower also because it is the ‘guest bath’ (no powder room). I prefer to have a nice looking shower with beautiful tile work in a guest bath instead of a big bathtub. Also, still trying to target upstairs single level for older market.
Long discussion with my agent. She said as long as there is a bathtub somewhere in the house - there are a percentage of buyers that have to have a bathtub somewhere.
Wow, 19 steps to go 12’8" are some steep stairs – that’s a rise of 8" per step. I think risers are normally more like 7" to 7.25", aren’t they? Or is it 21 steps total (including the two steps down from landing)? If there were a way to squeeze in a couple of additional steps to get to a 7.25 riser, it probably would be much more comfortable.
Agree, cb. Showers with dual showerheads are the way to go! We use ours daily. When I am staying at someone’s house, I take a quick shower - no guest tub is needed.
Maybe you can run a 220v line or a gas line or whatever is needed for the future buyers to install a hot tub on the deck downstairs? Our builder did that. We still have not installed one because we have a large soaking tub in the MB which is about the size of Maine (I am soaking my bones in it as we speak).
“Have to put a bathtub in bathroom below because there will not be a bathtub upstairs.” “there are a percentage of buyers that have to have a bathtub somewhere”
No you dont. Not in this case.
Your realtor is just repeating the general saying that “young families with little kids always want a bathtub” to bath the kiddies in. Heard it a thousand times. Married to a realtor.
I dont think families with young children are going to be your target buyers- the downstairs bathroom is NOT where mommy is likely to trek down a long flight of stairs with a toddler in hand in order to give them a bath!! .
I think it is a mistake to listen to that particular “advise” with this house. The next house, sure.
Stick with 3 showers.
Where is the link to the plans you are referring to?
So nice to have that large bedroom downstairs!! The thing I hate most about my new house are the tiny bedrooms (other than master). 12x 15 is very luxurious!
Looking good. I kind of agree about not needing a bathtub in this house. I strongly doubt a family with young kids will buy it. And if/when the grandkids come for an overnight, they’ll just have to deal with it.
Well I think it would be nice for a bathtub in the large bedroom/garage conversion suite.
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