Author Topic: Is it worth it to install a third bathroom?  (Read 5566 times)

Prairie Gal

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Is it worth it to install a third bathroom?
« on: February 23, 2014, 01:21:53 PM »
I currently own my house (no mortgage). It is a three bedroom (2 up, one down) with two bathrooms up, none downstairs. I was thinking that it would be nice for my son to have a bathroom downstairs next to his bedroom, and for when he is hanging out downstairs with friends. The roughed in plumbing is there, and my Dad would do the work for free (well, for a few dinners), so it would just cost me materials. Is it likely that I would recoup my money when I eventually sell if I put in a third bathroom downstairs? Or would it make much difference?

meteor

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Re: Is it worth it to install a third bathroom?
« Reply #1 on: February 23, 2014, 01:31:01 PM »
I think this is a MUCH bigger/expensive project than you are expecting.  imho anything over 1 bathroom is a facepunch, but I'm not really a violent type.

gdborton

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Re: Is it worth it to install a third bathroom?
« Reply #2 on: February 23, 2014, 01:38:04 PM »
You'd probably get your money's worth.  I think it is really odd to have a two story house without a bathroom on the main floor.

As long as you think your dad is up for the task, I'd say go for it.

Prairie Gal

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Re: Is it worth it to install a third bathroom?
« Reply #3 on: February 23, 2014, 01:43:02 PM »
I guess I didn't explain that very well. The house is a bi-level. The two bathrooms are on the main floor, and the one I am contemplating would be in the basement.

Spork

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Re: Is it worth it to install a third bathroom?
« Reply #4 on: February 23, 2014, 01:45:41 PM »
I'd probably do it.  The hard part (IMO) is the rough plumbing.  If that is already there, you're well on your way.

I will say this:  I don't ever do anything to a house/car/whatever for the next owner.  I don't think that's the right way to think about it.  I do it for me.  Things I've done don't necessarily make things easier to sell.   If it makes your life better and it's what you want, then build it.  If you're just worried about resale later, then pass.

HappyHoya

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Re: Is it worth it to install a third bathroom?
« Reply #5 on: February 23, 2014, 01:47:28 PM »
I think it's probably worth it, especially if you can keep material costs low. If the third bedroom is in the basement, and you get it set up as its own "suite" then the house can potentially accommodate more people. Aside from the benefit it adds to your life now, it will give you or the next owner the option to rent it out to someone not in your family, and it's a huge asset when (if) you sell.

I suggest you look into community salvage stores for materials. A lot of them have awesome, high-quality new materials in quantities too small for many projects, but perfect for bathrooms.

totoro

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Re: Is it worth it to install a third bathroom?
« Reply #6 on: February 23, 2014, 01:55:38 PM »
I've put in three bathrooms from nothing - had to dig up the concrete which was a pain and expensive. 

When you say the roughed in plumbing is there does that include the drains?  If so you  should do it imo - especially given you have free help.  Unless you are in a depreciating market you will get the money back at time of sale. 

Don't forget you can get tubs used cheap online because a lot of folks are going to showers only.  Harder to find vanities but possible.  I bought new toilets.

stevesteve

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Re: Is it worth it to install a third bathroom?
« Reply #7 on: February 23, 2014, 01:59:01 PM »
There's a time component to recouping the money.  If you spend $10,000 now and get $15,000 more for your house in 10 years you've lost money.  I don't know if it's a good/bad idea to do in your case but keep that in mind when thinking about it.

totoro

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Re: Is it worth it to install a third bathroom?
« Reply #8 on: February 23, 2014, 02:49:19 PM »
There's a time component to recouping the money.  If you spend $10,000 now and get $15,000 more for your house in 10 years you've lost money.  I don't know if it's a good/bad idea to do in your case but keep that in mind when thinking about it.

There is no way you should be spending $10,000 to put in a bathroom that already has drains, water lines and, I presume, venting AND you have free labour.  Here are the rough cost estimates:

1. Tub - got ours for $75 online (extra deep and long) but a regular tub on sale at a hardware store - $500
2. Vanity - got ours for $120 online (granite) but new one - $300
3. Toilet - $200
4. Faucets/shower head - $250
5. Tile - can find online but we bought new - floor $300 and tub area $300 - add $50 for grout & supplies
6. Drywall and supplies - $200
7. Paint - $100
8. Trim - $50
9. Mirror - $100
10. Additional plumbing supplies plus GFI outlet - $200

Should be able to finish that bathroom for about $2500 or less - which should be immediately recouped on sale (perhaps more).

Greg

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Re: Is it worth it to install a third bathroom?
« Reply #9 on: February 23, 2014, 03:36:42 PM »
Totally worth it in my opinion, I'd do it.  If you plan ahead, you could rough-in a kitchenette as well, for possible future basement apt.  This could be for your kid or a rental.

ShortInSeattle

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Re: Is it worth it to install a third bathroom?
« Reply #10 on: February 23, 2014, 04:06:57 PM »
Normally I'd say no, but if it's just materials cost.... maybe. What else could the space be used for?

Most of the time two bathrooms is plenty. Climbing stairs helps keep you healthy. And it's statistically unlikely that all three of you will have an urgent need to pee simultaneously.


meteor

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Re: Is it worth it to install a third bathroom?
« Reply #11 on: February 23, 2014, 06:14:30 PM »
I just had a good thought--if I had teenagers down in a basement, I think it would be good for them to leave the room once and awhile and climb the stairs, so the adults don't find a secret drinking/pot party going on in the basement. NOT that your kids would do that of course :)

meteor

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Re: Is it worth it to install a third bathroom?
« Reply #12 on: February 23, 2014, 06:17:53 PM »
Totally worth it in my opinion, I'd do it.  If you plan ahead, you could rough-in a kitchenette as well, for possible future basement apt.  This could be for your kid or a rental.

Build an apartment for your child?  I guess that depends on whether you want your adult children living with you (forever...)?

MrsPete

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Re: Is it worth it to install a third bathroom?
« Reply #13 on: February 23, 2014, 09:14:41 PM »
I currently own my house (no mortgage). It is a three bedroom (2 up, one down) with two bathrooms up, none downstairs. I was thinking that it would be nice for my son to have a bathroom downstairs next to his bedroom, and for when he is hanging out downstairs with friends. The roughed in plumbing is there, and my Dad would do the work for free (well, for a few dinners), so it would just cost me materials. Is it likely that I would recoup my money when I eventually sell if I put in a third bathroom downstairs? Or would it make much difference?
More bathrooms are always nice, but I'd want to know several things before making a decision:

- How old is your son?  Meaning, how long is he likely to live at home? 

- Are you likely to stay in this house a long time?  By that, I'm wondering whether you'll be growing old in this house and whether you might at some point move into the downstairs bedroom yourself.  If you yourself are likely to use it eventually, I'd be inclined to put it in -- he's young and healthy and can climb the stairs!  You will one day be elderly. 

- Does he mind going upstairs to use the bathroom?  Meaning, is this his want or your want?  I'm remembering my dear, dear grandmother, who would get the idea in her mind that I needed a certain thing (say, a new dress).  So many times I'd say, "I appreciate you thinking of me.  I really, really do appreciate you thinking about buying me a new dress, but as a college student I rarely wear dresses, and my everyday tennis shoes are falling apart.  Would you get me those instead?"  Nope, nothing would deter her from what she'd decided I needed and wanted.

- From what you say, I'm assuming he's an only child, or the only child at home.  Couldn't he move into the other upstairs bedroom so that he would have convenient use of the upstairs facilities?

- Even though you could do this for "materials only", does it fit into your overall budget and long-term savings plans? 

- How many baths do other houses in your neighborhood have?  If you do resell at some point in the future, you want to be average or smaller -- you want to avoid "overbuilding for the neighborhood.
« Last Edit: February 24, 2014, 07:53:05 AM by MrsPete »

ritchie70

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Re: Is it worth it to install a third bathroom?
« Reply #14 on: February 23, 2014, 11:12:41 PM »
I personally think that adding a bathroom to a floor of a house that doesn't have one is a major plus, and one of the few times I'd expect to see a full return. I'm a little unclear on whether this is a basement or what, though.

In any case, if the drain pipes are already roughed in, it should be a pretty minor expense. So much of remodeling cost is labor, it's just astonishing.

A standard tub, toilet, Home Depot little vanity and a bunch of cheap tile doesn't really cost much.

happy

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Re: Is it worth it to install a third bathroom?
« Reply #15 on: February 24, 2014, 03:47:34 AM »
How often do 3 people simultaneously drop a deuce at your place?

"it might be nice?" too hard to walk to the other conveniences in the dwelling?  Bed pans and catheters.

totoro

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Re: Is it worth it to install a third bathroom?
« Reply #16 on: February 24, 2014, 08:52:35 AM »
For everyone who is posting on why she should not do it for other reasons, that may be helpful to her, I'm not sure - but it is not what was asked.

The OP has asked whether she is likely to recoup the money upon sale.  My answer, given the circumstances, is yes.  An extra bathroom increases value for resale purposes if it provides one on a floor that does not have one already.   

To do this for $2500 or less is a bargain imo given that the return on average is at five-ten times this on home value (median return is $20,455):  http://homeguides.sfgate.com/much-new-bathroom-increase-value-house-43359.html   

She is not going to make that kind of return on her $2500 (or less if she uses repurposed materials) in such a short period of time in most anything else AND be able to enjoy the benefits.  She should do it now while her father is able and willing to do the work for free.

What doesn't increase house value more than they cost?  Almost everything you have to do with hired labour and trades - but kitchens & baths have the highest return on the dollar. Sun rooms, pools, and the fixing of "invisible" problems like wiring, plumbing and drainage have the lowest.

soccerluvof4

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Re: Is it worth it to install a third bathroom?
« Reply #17 on: February 24, 2014, 09:51:08 AM »
^+1. I think its a great idea with the rough in already in place. I cant imagine even if it means being punched in the face not having ours in the basement and cant see how you wouldn't recoup the money plus but that can vary market to market. At least you would push and the convenience then alone makes it worth it. imho