r/Homebuilding • u/More_Willingness_449 • 1d ago
Floorplan Feedback
Building a 1750 sq ft 3 bed/2 bath house next summer in PNW with detached garage. Our mechanicals will be in an unvented/encapsulated 42" crawlspace. It is a monoslope roof with exposed 6x14 rafters and exterior roof insulation. The one thing I've been thinking about adding is a door separating the bedroom/closet. Any thoughts?
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u/AGirlDad 1d ago
Is the angle necessary? Pocket door has gotta go imo, they are terrible in general but especially as a bedroom door. Pocket doors are good for areas that don’t often get closed.
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u/More_Willingness_449 1d ago
The angle isn't necessary. My architect did it but I didn't think it would be too much of a pain in the ass. Now I'm reconsidering. Thanks for the feedback on the pocket door
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u/AGirlDad 1d ago
I don’t mind it if it’s a fuller commitment, maybe make the hallway longer and make the angle more pronounced. With the longer hallway you can give the room and outward opening door and eliminate the pocket door. Honestly if that hallway does get longer you would have a pretty cool courtyard as well.
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u/Used-Independence353 1d ago
Youll hate the pocket door in time. Also, I want to see how the guest tub turns out. I can foresee the layout problems.
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u/Sobbyleebagger 1d ago
What’s the point of the silly angle? Literally makes no sense. Same with the gap between primary bed and the rest of the structure.
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u/Svennisen 1d ago
Couple of things.
Are the two bedrooms for kids? Then I would consider a bigger bathroom, especially if it functions as a guest bath as well. Right now there is no room for a linen closet or place to put away their stuff.
Second, even with your mechanicals in the crawlspace, consider a tech room/closet, you might want to add amplifiers etc for speakers, or future smart home gear. And the resale value would probably be better if you had the space even if you are not planning those functionalities right now.
Also, if you can I would put a sink and drain in the laundry/ mud room. It is extremely useful to be able to deal with bigger messes and not worry about water on the floor.
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u/More_Willingness_449 1d ago
Thanks for the thoughts.
We are planning on being DINKS so no kids. One dedicated guest room, one guest room/office.
I was thinking some sort of smart home CAT 6 box in the mud room or guest room closet. Haven’t really thought yet about what will go in there.
We are going to do a dog wash station in the laundry but not sure if we will have room for a sink too. And probably a drain under the washer.
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u/RealisticAd1938 21h ago
I do want to say an unvented and encapsulated crawlspace is an excellent feature. I am finishing my build with one now. There is a fantastic YouTube channel called Awesome Framers and you can find his videos about build science relating to crawlspaces, amongst other great ideas. They’ll show you how to insulate and seal it up. He works in the PNW too I believe.
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u/More_Willingness_449 18h ago
Thanks, I've watched all the new videos they did on it! There are some other great ones out there too. Are you doing HVAC and an ERV down in the crawlspace?
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u/RealisticAd1938 18h ago
Yeah I out a supply vent down there on the far end in hopes of creating positive pressure to keep it dry and less dusty. I have 2 layers of plastic and closed cell spray foam up into the rim joists on the exterior walls, sealing the plastic. The guy in the videos doesn’t recommend spray foam but for me it was a good choice. I have a vaulted hot roof and it was a good call there anyway.
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u/Cute_Doughnuts_77 14h ago
I’m confused. You gave an enormous fridge and freezer but no dining room? It doesn’t seem like you’re making food for that many people or serving many people so why the giant fridge and freezer?
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u/More_Willingness_449 14h ago
Fair point, we haven't gotten down to appliances and cabinetry yet. Not sure why it shows it so big there.
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u/Cute_Doughnuts_77 10h ago
You might re think the sink in the island too. Some people don’t mind but some people hate. I kept my island free of sinks and stoves so it can be a place to work
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u/Embarrassed_Green996 1d ago
I kinda dig it, it's different I like the layout, and the fact that primary bed is kinda seperate. I think the closet is fine open if it is going to stay nice and organized.
My wife would want a door closing off the bathroom tho.
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u/Short-Beautiful-5337 1d ago
That’s really my only feedback too. Throw a pocket door in the wall parallel to the toilet room. Worst case it’s never used, best case it can provide some privacy/sound deadening if needed
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u/WasteComplex7174 23h ago
Agreed. I’ve grown to loathe ‘same old, same old’ because that’s the way we do it.
If you’ve got the money, go for it. Life’s short.And I’m a licensed contractor for 18 years, fwiw.
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u/More_Willingness_449 1d ago
Thanks! Its just the two of us so we wanted to prioritize a master suite and make it feel separate
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u/jhchristoph 1d ago
If you can, enlarge the main entrance. That’s limited space for coming in and out. I assume you have rainy seasons in the PNW, not enough storage or even room between the door and wall for an umbrella stand or coat rack for when guests come over.
Widen the kitchen/ mudroom/living space to allow for a full dining set with clearance all around.
If the exterior design allows, add sqft in between the office and primary for a linen closet. Visually you can still maintain the indent from the exterior but gain some additional storage close to the bedroom. Even 3’ depth across that gap gives you some hanging space and shelves for spare sheets.
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u/More_Willingness_449 18h ago
There will be bench storage and a built in behind that door in the entry room
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u/Commercial_Aioli_301 1d ago
Angles aren’t so pricey, curves are. I’m more concerned on your living area setup. Try and align the kitchen to living areas, the offset caused by the mudroom will make it feel janky. I’d slip the mud/laundry at the angle junction and give the living spaces more weight abd symmetry
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u/caseigl 22h ago
Having built two homes, the thing that instantly jumps out to me is I would consider swapping the laundry room with the guest bathroom.
Most of your laundry is generated at that end of the house, so I'd move it and have an entrance from the hall and the master bath. Especially with no kids there's not much reason to drag laundry from one end of the house to another for the next 30 years.
Your guests also have to walk the whole length of your home to use the bathroom when visiting.
A minor thing that we did in our home office that we ended up loving was upsizing all the outlets to four gang so we had plenty of plugs available.
Another great upgrade is paying for additional sound insulation in the walls, which is really cheap during construction, for example around the home office. We also did solid core doors on bedrooms and bathrooms for more privacy.
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u/younggun6632 19h ago
Why is there an exterior door in your master closet?
Why is there no door between your master bedroom and the master bath? You’re hear ever flush ever shower ever time the faucet is one and nothing to stop the smells. . .
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u/More_Willingness_449 18h ago
The exterior door will be going outside to sauna.
Yes, I want to add a door somewhere between the bedroom and bathroom.
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u/younggun6632 18h ago
Then that door should be to the bathroom not your closet.
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u/Accurate-Neck6933 15h ago
I feel that the sauna should somehow be connected to the bathroom for rinsing off in the shower?
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u/ShouldahadaV12 16h ago
That deep recess between bedrooms is going to be dark and will collect dead leaves. It doesn't look like it will be good for much. I'd reduce that even it it just becomes a little stuffy area or something
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u/Accurate-Neck6933 15h ago
There nothing wrong with it but do you want to walk around the closet every time you have to use the bathroom? Or maybe the closet is there for a privacy buffer as you are using the bathroom. And is that a door going outside through your closet?
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u/More_Willingness_449 15h ago
Originally we had the closet on the end and the bathroom in the middle but we moved the closet for noise reasons. The door is going to head out to a sauna/cold plunge.
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u/JariaDnf 15h ago
Why the angle? What purpose does it serve? These areas are awkward and what a pain in the butt they will be to mow. If you straighten you can have a nice spacious guest bath and some other sort of room between the office and primary, maybe put the laundry there and make the laundry room a big pantry.
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u/barryg123 13h ago
What is the purpose of an Office/Bdrm2 bumpout if you don't even put a window on the short wall? Would be cheaper to keep it a rectange. Bumpouts, if present should be used to provide additional natural light from a new angle.
And if you want a private, primary wing, do a traditional ell not this angle thing. Much easier to build and less wasted footprint
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u/Letatman 9h ago
The foundation people won’t be happy but I think anyone who sees it will think a huge mistake was made during construction
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u/200tdi 18h ago
The door to nowhere in the master WIC has me lol'ing
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u/Accurate-Neck6933 15h ago
They say it’s going to the sauna
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u/200tdi 15h ago
sounds like a sweaty version of Narnia
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u/Accurate-Neck6933 5h ago
😆 I don’t know why this made me laugh so hard. I mean, we could go with the theme here and really make it look like wardrobe doors.
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u/oopsalloutof_fcks 22h ago
I do not like the eating area where everyone awkwardly sits in a row staring at a wall.
It’s not conversational for any gatherings. And a negative for resale because that area is too small for a table and chair set.
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u/More_Willingness_449 18h ago
This is a banquette, not just 3 chairs. We love it and it saves some space
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u/fencepostsquirrel 15h ago
It's adorable for a breakfast nook, but it might not be the most functional setup for regular dining. Then again, I'm probably biased since I'm always the one who ends up climbing out from the middle seat!
Just from a design standpoint, the proportions feel a little off to me. The primary suite is quite gracious while the main living areas seem a bit constrained.
But that's just my professional opinion. (As an Interior Architect for over 25 years) If it makes you happy and works for your lifestyle, then it's the right choice.
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u/More_Willingness_449 15h ago
Thank you for the input! It is just two of us unless we have guests so I think the dining area will work for us. I think it will be a nice cozy feeling when we do have guests too.
We currently live in a 250sq ft tiny house so we wanted to prioritize the bedroom and create a ensuite. When you say constrained, what do you mean? Too small? It feels like it'll work great for the two of us, but might feel tight if we have guests over.
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u/fencepostsquirrel 10h ago
Constrained meaning being roomy enough for standard furniture and seating, good clearances to move and live. Small
Spaces can get cluttered easily with just normal furniture, and not with “things” necessarily.
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u/RealisticAd1938 1d ago
That angle is going to add a good amount of cost to everything. Is there a reason you have it like that?