Design ideas for townhouse needed.

[Kate J.]

I need ideas on flooring of townhouse. Input is 2 floors house, the first floor has cement floor, the second is covered with plywood. The previous owner had carpet on it, but they removed it and I've been left with plywood only. In between there is a beautiful unstained oak stairway (previosly covered with carpet as well). The kitchen is on the first floor, has to be completely remodeled as well. Since the stairway is dark wood, I am thinking to put dark hardwood on the lower level. My options:

1. Dark click hardwood on the first floor, carpet of the second, refinish stairway to match the dark hardwood.

2. Dark click hardwood on the first floor, carpet of the second and carpet of the stairway.

3. Dark click hardwood on the first floor, carpet of the second, refinish stairway to match the dark hardwood.

4. Dark click hardwood on the first floor and the second floor.

5. Dark click engineered hardwood on the first floor and the second floor or carpet on the second floor.

I plan to resell, and this is a prime location, so I need to have a "luxury impression". Engineered hw is easier to install and it is cheaper, but would the buyer ask about it or can we put it as "hardwood floor" to the MLS ad?

[Jeff Berg]

Kate,

Let's start with the kitchen... yes, I would definitely continue the hardwood (I like the example you included, has a nice warm tone), especially with white cabinetry. Are the existing cabs staying, or are you replacing? If they're staying, a couple of pics of the kitchen will help me see what general style you're working with.

Good plan to remove the outdated tile in the entry and hall, and do the powder room as well, all replaced with hardwood. Check with a local flooring expert on the differences between the hardwood choices. As I understand, the "click" versions are not nailed to a subfloor, but tongue-and-groove glued together designed more for DIY. 

I always try to go almost over-the-top on powder rooms, because you only need a vanity/sink and wallcovering for a tiny space to make it sensational and memorable. 

If you're going to leave the vanity, I would probably paint it a light color; if planning to replace, consider a floating cabinet with soft under-cabinet lighting to illuminate the floor (nice night-light and expands the space). 

Replace the top with something contemporary and elegant, and use a vessel sink with a nice simple faucet set, a nicely framed mirror (or tight wall-to-wall, counter-to-celing mirror with a hole drilled for the light fixture), and a clean-lined contempo fixture (a couple of hanging pendants?). Maybe a wide-stripe wallcovering, a color with white, not too overpowering, but still bold.

I understand repurposing a room to bedroom for a higher ARV, but does the dining area have a closet? Will it look odd to have it staged as a bedroom? Plus the full bath is upstairs. Have any other units in the complex been sold as a 3/1-1/2? Your realtor should be able to advise you there.

The full bath upstairs should be a big selling point as well, but more restrained in design than the powder. A good vanity (BTW, very inexpensive to have custom-made at your local cabinet shop), top, sink(s), faucets, framed mirrors, and clean light fixtures. If the flooring is outdated, replace it with a nice tile... a simple truck to visually enlarge a smaller bath is use a large tile, 16"x16" or 24"x 24", lay them on a bias and use very tight grout lines.

Now, the stairway doesn't look bad the way it is, but the baluster and railing look a little cheap, like something you might see on an outdoor deck. Replacing it with a more updated and contempo design would be optimum, but whenever a custom curve is needed, the cost usually jumps dramatically. I've done this quite a few times, but not for a while, and not in your area. 

Here's an example that is contempo, clean, simple, metal with wood (for continuity to the floor), and it mounts in the same way as your existing balustrade:

https://www.hubush.com/modern-stair-railing-ideas/...

The hanging fixture examples might be a bit ornate for your architecture. I think something more contempo would work. 

Looks like you're on the right track. You only have the interior to set it apart from the others, and you're in a price range that requires quality features.