Small Bathrooms, Part II

After our recent posts on renovating small bathrooms, we received a question about critically limited bathrooms--the kind of bathroom that is so fundamentally challenging, you just have to make the best of the circumstances. Below is a description of how we tried to crack one of these tough puzzles by renovating the only full bath in the house. Let's start by taking a look at the "before" pictures below:

The first thing you'll notice is that this bathroom is tricky because the roof line cuts into the space dramatically, and the bath placement does not allow an adult of average height to stand upright without suffering a head injury. Second, notice how the old radiator crams the 36" vanity between it and the toilet. Finally, you can see how drab the bathroom appears since the last update 30 or 40 years ago.  A linen closet behind the plumbing wall of the bathtub further shrinks the space. This was a bathroom in desperate need of new life, especially because it was the only full bath in this three bedroom home!

Re-working the roof line was out of the question. Stealing space from the adjacent bedroom was also out of the question because the bedroom was already compact. What to do?

The only way to gain a few extra valuable square feet was to demo the linen closet and reposition the tub to the window wall so that the new owners could wash their hair without getting a concussion. We installed a 60" double vanity where the tub once sat. The radiator disappeared when we upgraded the HVAC system on the second floor. We installed new ventilation, lighting, tile, toilet, and fixtures to complete renovation. Below is the "after" picture:

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We like to "go big" in a small bathroom; we like the outcome best when we stretch for maximum utility and memorable form. This bathroom was true to our approach with a blend of classic materials such as hex marble floor tile and chrome Grohe fixtures to modernize the space. 

Finally, some property therapy for everybody considering a bathroom renovation: remember you purchased this particular home for good reason, this bathroom has been on your to-do list for some time, and now this important part of your home is going to sparkle. It's a big deal, a frog-to-prince transformation, something to look forward to. Getting rid of all the frustration, disappointment, and other negative feelings is healthy. That's all the head-shrinking we can manage today ;) Back to demolition . . .    

The Graying of America

Gray has emerged as the super-hot home color, easily usurping all the brown/tan/beige tones that dominated in years past. Some critics argue that we have reached peak-gray, and the time is ripe for more vibrant color palettes or a new neutral pick. Others contend that gray is institutional, dreary, or a misfit in classic homes.

We understand the critics. Still, we like the way some grays add depth against white trim, provide a neutral background for more colorful art and furnishings, and convey a calming mood in certain rooms. We admit we are guilty of applying many dozens of gallons of gray paint in recent years, and while we don't want to reflexively recommend gray paints when circumstances call for better alternatives, we prefer a short list of gray tones when set against the warmth of dark hardwood flooring or layered fabrics and cozy bedding. A bit of warm-cool contrast in a room can add interest to many design styles and furnishings, and on the exterior, the contrast with white window casing and other trim is stunning. Some of the muddy or in-between gray tones are perceived as "safe" choices (we're talking to you, so-called greige) but add little interest to a room and are soon forgotten. Don't forget to check your natural light (quantity and exposure) before going down the gray rabbit hole.

Here is our first team All Gray:

1. C2-996 Mainsail: A very light gray, possibly better characterized as an off-white with gray undertones. We like this best in a supporting role, when layered with more saturated colors. C2 has an an extraordinary selection of high quality paints and is unfairly under-represented in this list. We plan to correct this later.
2. BM 1591 Sterling: A lighter shade of Adagio below, flexible in classic and contemporary homes. We prefer the eggshell finish for a little sheen.
3. BM HC-171 Wickham Gray: A soft and versatile cool gray that is flattering to many interiors, it shows a hint of blue-green undertone with indirect natural light. One of the most popular choices based on the feedback we've heard at open houses.
4. BM OC-52 Gray Owl: Another soft gray that goes well with dark wood flooring. One of our preferred warm gray tones, good in bedrooms, and capable of standing on its own.  
5. BM 1593 Adagio: A mid-tone gray that adds some punch to a smaller room and complements the beauty of predominantly white marble varieties. Elegant in the eggshell finish.
6. BM 1610 French Beret: A rich gray. Dramatic, with a certain depth of color that is missing in several more muted grays. A good exterior choice, too.   
7. BM 2134-40 Whale Gray: Sometimes graphite in different lighting, this gray is substantial and provides a great backdrop for high contrast against other colors. Another good exterior choice, with something of a modern feel to it.
8. No. 26 Farrow & Ball "Down Pipe": Yep, we know it's a designer favorite and pricy, too, but we have to admit it's rich and unforgettable with blue undertones. Dramatic like French Beret, and best for rooms with abundant natural light.     

Green Monsters

In our time renovating North suburban homes, we've met numerous people who have a firm opinion about the importance of a large backyard. Some are city-dwellers who express one or more reasons in favor of green monsters:

it should be big enough for children to enjoy

this is why we moved to the suburbs ("Remember our old 4x8 concrete balcony, honey?")

I need space to [garden], [throw a football], [let the dog run], or [install a pool], etc.

I love to water, fertilize, and mow the lawn in my spare time

You caught us. We made the last one up. At roughly 9,000 square feet or bigger, the lot size seems to cross a threshold at which few yard-size concerns are voiced. Maybe it is a coincidence that we noticed in our admittedly unscientific study, and of course some people like to talk about their "back forty." But we do want point out that large yards come at a cost. First, rising land values in the North suburbs of Chicago are reflected in the purchase price of the property, and the land value includes yards of greenery that cannot be developed without approval from a zoning board. The land also factors into real estate taxes, a recurring expense that partly measures how much we value undeveloped square feet. Finally, we have the ongoing maintenance cost--primarily measured in time behind a lawn mower and/or paying others to perform landscaping services.

Builders adore large lots for new construction so that they can rationalize the cost of construction over many square feet of living space. Older homes with expansive green space are invariably marketed to buyers so that exterior pictures ooze with "suburban charm" regardless of the dilapidated state of the interior that need significant renovation work. Zoning rules that govern the ratio of living space to lot size were adopted for conformity purposes--to bring the footprint of the home in line with community expectations--but they also guarantee a minimum yard size. Whether your yard is "enough" for your purposes is your decision is one sense, but also a byproduct of factors and legacy decisions that existed before you even considered buying house A or B.      

To complicate matters, we are making a decision to purchase a house today while we don't often do a good job calculating expenses and uses in the future. Is the cost of a big yard today roughly equivalent to, or less than, the expected joy it will bring us next year? In five years? Ten? Young children will happily play in 200 square feet of grass, but older children prefer other outdoor activities such as going to the park, the beach, the public pool, riding bikes, or hanging out with friends (i.e. any place other than in their own backyard with parents around). Children change, but the size of the yard is fixed.

If this sounds like an argument for urban density in a suburban environment, it isn't. Our point is that the size of the backyard that is right for you now and in the future might not be the same thing; the various costs (financial and otherwise) associated with the yard size should be accounted for as closely as they are for the dwelling space when comparing two or more properties; and proximity to parks, beaches, and other public spaces is worth considering to help offset limitations inherent in the fixed square feet of your property.

Honest Renovations

For those of you seeking for a dose of renovation reality, check out an architect's multi-chapter renovation of his own New York brownstone at Curbed. It's a hot read, and the hard truth is on full display. Brent Allen Buck's advice to people contemplating a serious renovation is worth repeating here:  

Be honest with yourself and those you work with. Work with people you like. You're doing something stressful (and that few people get to do) and it's ultimately worth it.

Also in the spirit of accepting the hard truth and the value of honesty, it's good to see an HGTV celebrity disclose the facts behind these 3-days-and-presto style renovations. 15 to 20 construction crew members in the space simultaneously, with new kitchens ranging from $50,000 to $75,000 . . . it might make for good ratings, but it's a far cry from reality. More from John Colaneri interview.