Flippers! What would you do with this space?

Question

Hello Everyone,

I am working on my first flip and my wife and I are trying to figure out how to design the new kitchen. There is a wall between the kitchen in the dining room that is not load bearing so we would be able to knock it down, but then that would cut down on the space for appliances and cabinets. I put a link the a quick video of the space if you want to take a look at the video and provide your thoughts.

bare kitchen looking for new design

Thanks,

Mat

Polar Prutaseranee · Answer

Hey @Mat O'Grady, I don't know what's working for your area, but over here where I'm at it's all about open concept. I recently did a flip where we had a similar issue and we totally knocked down the wall. You can do one of two things in my opinion. You can create a larger island in the middle and it will still look good since it'll be open..this'll mimic the new developed homes I see nowadays. So a more square size island with a breakfast bar with space for counters. The other option would be to have a layout more like an apartment where you still create a pony wall and have a backless oven or an L shaped island...not sure what the proper terms are, but I attached a photo to give you an idea of what I mean.

Brandon Griffin · Answer

I have no experience whatsoever.  But can remove that kitchen door and then use that wall for cabinets and fridge?  Or is that the only path to those back rooms?

Valerie Hiscoe · Answer

Hi Mat

I know this is a little - OK, a lot, off topic, but if you have any Asian market, you're creating bad Feng Shui with the sliding back door because luck comes in one door and straight out the back.  Here in Vancouver I would have to move or take out one of those doors. Just saying. Probably not an issue there.

Also off topic but important - which front door do you want people, and by that i mean guests, to come in?  I hope it's the door to the kitchen because, if it's the other door, you are creating a lot of confusion for your buyers-to-be. Your treatment of the side door undermines the welcome of the main entry and will severely detract from your ability to amp up the curb appeal of the home. Where would you put the nice walkway, sharp looking mailbox, stately outdoor lighting and the flowerpots? Lol. So be careful with what you do with that 'side entrance' that's supposed to be for the family unless you want to reconfigure your whole indoor floorplan.  THAT'S the flow you should be worried about.  And it's why you think that closing off the door from the kitchen to the bathroom hallway is a problem too.  If people were coming in the main entrance, then they would certainly not want to walk through the kitchen to get to the bathroom. The family can either walk around or add a mudroom off the side entrance with a half bath.  And I am totally kidding about that because do NOT add a half bath, the plumbing costs would be insane.  An open mudroom would be good though. It looks like you have the right space. So, anyways, get the family to walk around, let your guests find the bathroom where it's supposed to be, close off the wall with the doorway so you'll have lots of room for your cupboard space, and take out the dividing wall so you can have an island.  An island in the kitchen is at the very top of the most-wanted list for homebuyers, so it would really be a waste not to capitalize on that.  And off topic again, but, ideally have the dishwasher on the right of the sink (which I assume will be centered under that fabulous window) and the stove on the left or, even better, in the island, not both on same side. Lots of cupboards above and beside the dishwasher for dishes, and cupboards or big drawers right across in the island to put away pots and pans.

It's a fabulous house - lots of space, great windows - looks like a great investment.   Best of luck!!

Mat O'Grady · Answer

I didn't know what a downdraft range until you posted it and I looked it up. Good information to know. I didn't think much about the extra time/cost the island would take to complete. Thanks for the thoughts.

Brian Pulaski · Answer

I like the layout you just posted. With that said did you carry for a downdraft range? I entertained one on one of my homes and it nearly tripled the cost of the range I anticipated using. And that was me doing the install. Paying someone would cost even more.

Islands are great, but trimming them out to look nice (panels on the sides and back, etc) can add up costs of you haven't planned for them.

I think if your budget allows, the layout you have now is a nice use of space!

Mat O'Grady · Answer

Hello again,

We thought more about your ideas and my wife went to Lowe's again and this is what they came up with. What are your thoughts?

Thanks,

Mat

Julia Blythe · Answer

I would just have a big island with the sink and dishwasher in the island (our preference even when space is not a limitation) and have the refrig and stove/oven on the back wall. Just keep in mind the kitchen triangle concept when laying it out.  We have found that open floor plans sell much faster than closed and we can get more money for them. It definitely gives houses a more modern feel. Good luck!

Mat O'Grady · Answer

I will have to think about closing off that doorway. I am not sure my wife would approve, but it might be doable.

I didn't think about the picture window idea either.

Thanks for the ideas!

Charlie DiLisio · Answer

You can take out the top part of the wall dividing the kitchen and living room.  Cabinets under countertop and leave both sides for some cabinets and over the island/pass thru 12 or 18 inch cabinets across the top on the inside of the kitchen for storage space.  Kind of like a picture window effect for open feeling at least 6 ft. wide.  Hope you understand the concept.  The room didn't look wide enough for the island in the middle.  Send pics when you decide.   Looks like a great house.  All the best.

Flippers! What would you do with this space?

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