Floor plan advice needed on rental unit renovation

[Wesley W.]

Hello all,

I once again call upon the collective input of the BP community for my latest project.

I plan on completely renovating the downstairs unit in a duplex we own. In my opinion the floor plan is terrible and there isn’t much square footage to work with as it is. I’ve included some pics below as well as the current floor plan.

Here are some additional factors/obstacles:

(1) Since this unit sits above a crawl space, one thing I will do is move all of the horizontal runs of supply pipes from below the floor into the drop ceiling between the units. We’re in upstate NY where the pipes in crawlspaces may freeze.

(2) I will move the water heater (which, ironically is for the upstairs unit) from the mud room to the basement area beneath the upstairs unit (but accessed through this unit). This is where the other water heater is, and will create some more space in the mud room.

(3) The mud room has the service panels for both units therein, and has the washer/dryer hookups for the first floor unit.

(4) The “bedroom” and “bonus room” are nearly useless as is, less than 70 sq. ft. each.

(5) There is a trap door in the kitchen floor that provides access to the main water shutoff to the entire building, so this will limit flooring options.

(6) The wall (and all those parallel to it) with the doorways to the two rooms is a load bearing wall.

(7) The floor is sagging quite a bit, and I plan on jacking it up a bit from the crawlspace, but I don't want to get too crazy as the top floor is finished and I don't want to play havoc with the doors and their frames up there.

The pics are a clockwise sweep of the kitchen, the first image shot from the doorway to the mud room.

My goal is to improve the mechanicals and floor plan to increase the use and livability of the space so it will command a higher rent (prior owner rented this for $300 to the same guy for 26 years without an increase). On the other hand, I don't want to over-improve since this is a modest-sized apartment and I don't want the time horizon for my ROI to be too far down the line. I've already purchased a gas range and am considering some form of gas-fired room furnace for heat (especially if I open up the floor plan).

What do you think? Open up the interior walls and make it in to a studio? Add a window on the exterior bedroom wall to let in more light?

I’m upon to your suggestions and advice on this one. Thanks!