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November 18, 2008
Renovation/Resale Question
I own a 3 story brownstone and currently am in the process of renovating it. I would like to hear some opinions on two possible renovation plans for the parlor level. We currently have a one family set up - legal three. The ground floor is our 'family' room, with TV, sofa, table, chairs and small 'warming' kitchen. Basically a fully functioning tiny kitchen that leads out to the back yard. There is a full bathroom on every floor. The top floor is two good sized bedrooms, a small side bedroom, full bathroom. The 'middle' room (no windows) was made into two walk-in closets for both bedrooms.
So here is the two possible plans for the parlor.
Plan 1 - 'formal' living room, dining room, huge eat in kitchen w/island, - taking up the entire back of the house with a deck leading out to the back yard.
Plan 2 - 'formal' living room, dining room, split the back area into small bedroom and 'good' size kitchen, with deck leading out to back yard.
I guess the main issue is, do i need to try and squeeze another bedroom in? how much value will this add?
I was thinking if we sold or rented in the future, if the new owners wanted to rent they could have a ground floor studio (with a fully finished basement) & an upper duplex.
Comments
Plan 1 is the way to go, no question. I don't think there's much demand for a parlor floor bedroom--especially next to a kitchen. Plus you can turn the full bath on the parlor floor into a powder room and add a closet or expand the kitchen depending on the layout.
You should do what you like and works best for you--not what you think will help with resale value. There's no ideal setup in a brownstone. Good luck!
Posted by: tinarina at November 18, 2008 9:16 PM
completely agree that plan 1 is superior. A spectacular kitchen leading to a deck will be worth more than an ok kitchen and a funny little bedroom off of it.
Posted by: wasder at November 18, 2008 11:11 PM
Agreed - While a parlor floor bedroom might have its uses, it doesn't trump a more beautiful kitchen and dining area. Plus opening up the back wall will make the whole floor look better with the additional light.
Posted by: Mrs. Limestone at November 19, 2008 8:35 AM
Thanks for your opinions - I really appreciate the feed back. It's just when you hear all of the critisim about one family homes with only 2.5 bedrooms you wonder if you should try to add an additional one. Plan 1 it is! Hopefully we will be in our home for a very long time but hey, you never know!
Posted by: bkny at November 19, 2008 9:04 AM
another vote for plan 1. there are enough brownstones with tiny bedrooms and chopped up floors already. good luck with the renovation!
Posted by: z at November 19, 2008 11:23 AM
Friends of ours did a Plan B version in their place. They use the little side bedroom as an office. But, the floor feels very cramped.
Posted by: myplace at November 19, 2008 8:46 PM
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