Bathroom option in new townhome

[LukenDC]

My partner and I are buying a townhome in a new development in DC. The home has not been built yet, but we must soon decide on some options and I am interested in the collective wisdom of the DIS regarding an additional bathroom.

The home has four floors. The first floor has no bathroom. The second floor has a half-bath. The third floor has a full bath in each of two bedrooms. The fourth floor will be an open loft with a roof terrace. We have the option of adding another full bath to the fourth floor, but it will cost $7,500. A half-bath is not an available option.

Here are the issues to consider:

1) Just the two of us will occupy the home and do two people really need 3.5 bathrooms?
2) We will spend a lot of time on the fourth floor because that is where we will put the TV and Wii
3) Both of us are in good health and going downstairs to use the bathroom will not be a big deal
4) Most of our entertaining involves close family and small groups of friends
5) If we do not opt for the bathroom, the space on the fourth floor will become a nice storage closet and we can use the money otherwise spent on the bathroom for additional upgrades
6) We intend to live in the home for several years (probably 10-20), but will eventually sell it
7) Will it seem weird to have a full-bath on a floor without a bedroom?

If you were in our position, would you opt for the full-bath on the fourth floor or take the storage closet and use the money for something else?

 

[Pakey]

I would add it. Not only for the convenience for you and your partner while you live in this home, but also for what it will add onto the resale value.

 

[krcit]

I'd go with the bathroom especially if you will be entertaining. I see the pros of each the bathroom and the storage but I still think I'd go with the bathroom. Good luck and congrats on your new home. It sounds wonderful...roof top terrace

 

[DrCavin]

I voted no, since you have 2 full baths to match 2 bedrooms.

 

[Lisa loves Pooh]

I would add the bath.


It will give the space the option of being a somewhat optional 3rd br/entertaining space on resale. Also an extra spot for guests who visit.

 

[pilesoflaundry]

I lived in a 3 floor townhouse in the dc area before. I would hate no bathroom on the 1st floor and that would matter more to me than the 4th.

If a half bath or a cheaper full bath were an option, I would say go for it. Otherwise it doesn't sound worth it.

 

[Kathi OD]

I guess it would depend on how old you are and how long you plan on staying in the house.

Young and not so long, ehh..forgo the bath. Older, or plan on staying a long time, get the bath. Let me tell you, as you get older, going up and down the stairs can be a pain in places other than just the legs. And not to get too graphic, as you age, you generally have less time after the "urge" to get where you need to be.

As a third option...don't get the full bath from the builder, but after you move in, contract with someone to put in a 1/2 bath.

 

[snowywhite89]

I would add it. My reason is that both of the third floor bathrooms are "on suites" so your guests would have to walk through your bedroom to use the bathroom.

 

[Feralpeg]

If you do not intend to stay in the townhouse forever, ask a real estate agent about adding the extra bathroom for resale purposes. I think you will find that it will make a big difference in the return you will see down the road.

 

[punkin]

add on a half bath yourself after the house is built.

 

[luvmy3]

add on a half bath yourself after the house is built.

Thats what I would do too.
OP, I assume that you and your partner will share a bedroom and keep the other for guests so they will have a full bathroom to use if spending the night. I would add a half bath to the 4th floor just for convenience sake for yourselves and guests.

I would also be bothered by having no bath on one of the floors. I lived in a 3 floor townhome 2 floors had half baths and the third had a full.

 

[phorsenuf]

What's on the first floor?

 

[HM]

I'd add it. The next owner may want to convert that floor to a nanny suite (or the like). Great for resale even if you don't use it much.

 

[Pixiedust34]

It's too bad a half bath isn't an option, because that seems like a good compromise.

Having an extra bathroom is a convenience and may increase resale value, but I think you could go either way and be OK with or without the extra bathroom. The storage space and other upgrades you could do would be nice to have, too.

You don't really need to have an extra full bathroom, so I like the idea of adding a half-bath yourself with a private contractor. I'd compare what it would cost to do that vs. what it would cost to have the builders put in that full bathroom.

 

[akcire]

$7500 is a small price to pay for a full bathroom--is that just roughed in or does it include all the finish work?

I would definitely add it for two reasons. The first being that it would be easier for guests and yourself to use the bathroom while watching TV, etc; especially if you set up a bar on the top floor. Everyone has "that" friend who drinks too much, do you really want them weaving down a flight of stairs to use the bathroom?

The second reason, is that if you ever wanted to turn the top floor into a giant master bedroom, you already have the bathroom in place. Even if you never use it that way, it could be marketed later as a master floor. In most places a "bedroom" needs a window and a closet. Having the bathroom would reassure anyone, and if you ever needed to add a closet--that is just some framing and dry wall--so super cheap. A decent handyman could add a closet in a day.

Some suggested adding the bathroom after the fact, however I think you will end up paying much more to have someone retro-fit that space. You could call a local large plumbing company and get an over the phone price to add a full bathroom to a fourth floor. If you tell them why you want to know, they will give you some advise. Then don't forget to add in the costs of the fixtures and finish work.

 

[Tinkermommy]

I would see if you could get builder to put in the plumbing for a bath. That way you could decide later and do it on your own cheaper.

 

[disneystacy]

I would add it. It is much cheaper to add it now than after the fact. You could market that 4th floor as a master bedroom with 2 additional bedrooms.

 

[LJRJR]

I would have the bathroom added now. I watch alot of HGTV shows and apparently, the more bathrooms the better. Enjoy your new place!

 

[LuvOrlando]

I would put the bathroom up there if it were me. We have a wonderful media room in the basement, easily my favorite place in the house. My only complaint is that there is no bathroom down there. I know its not the end of the world to walk a flight of steps to get to the bathroom but it would have been nice. We built and extra room down there that was supposed to be an office but which we are going to change into a guest bedroom, the bathroom would have made the area into a very inviting suite, not just for us but for resale. Every time I get an estimate the price goes up by $5K, live & learn.

FWIW, I never heard anyone complain about having too many bathrooms in a house.

 

[LukenDC]

What's on the first floor?

The first floor has a foyer and small den.

It's too bad a half bath isn't an option, because that seems like a good compromise.

It is too bad that a half-bath is not an option because we would probably opt for that.

$7500 is a small price to pay for a full bathroom--is that just roughed in or does it include all the finish work?

The second reason, is that if you ever wanted to turn the top floor into a giant master bedroom, you already have the bathroom in place. Even if you never use it that way, it could be marketed later as a master floor. In most places a "bedroom" needs a window and a closet. Having the bathroom would reassure anyone, and if you ever needed to add a closet--that is just some framing and dry wall--so super cheap. A decent handyman could add a closet in a day.

$7,500 is the cost for the full bathroom, including the finish work and fixtures. There was an option for a third bedroom that would take up a portion of the fourth floor, but the open loft was a much better choice for our standard of living. The full-bath is left over from the third bedroom option.

Some of the floor plans that we viewed before selecting our home featured a master bedroom on the entire fourth floor with the rooftop terrace extending from it. In fact, that floor plan is what additionally drew me to this development. Upon seeing the models, however, it quickly became clear that there would be some major privacy issues with that plan. Every townhome has a rooftop terrace and the dividers between terraces are just above waist level. Neighbors can easily see into the room that leads on to the terrace.