What would you do with this bathroom?

Question

I'm about to go into escrow on my next rental property, which is a 3 bdrm 2 bath.  A photo of one of the baths is attached.

[img]http://www.flickr.com/photos/90299295@N02/8205100041/in/photostream[/img]

Since this is the guest bathroom, I'd like to add a shower (as opposed to just a bath tub).

However, the large window on the wall is obviously going to be problematic.

So I'm looking for ideas.  Would you leave it the way it is (with no shower)?  Or maybe somehow cover the existing window, and put a smaller window up higher so that the wall could be tiled or a shower surround installed?  Or would you do something else entirely??

I just don't think that many people take baths and this house would be way more marketable/functional if it had a shower in this bathroom.

Account Closed · Answer

Kyle:  what price range for the rental?  IMO, unless you've got a higher end rental pool, there is nothing wrong with that tub and window.  If the bath tub is ok, I'd leave it and install an oval shaped shower curtain ring, similar to those used for the old fashioned clawfoot tub. It's supported either from the ceiling and/or from the side walls, and uses two shower curtains. If you decided to glass block the window opening, you may lose your only source of venting.  And you'd need to tile the entire surrounding walls as you can't leave any plaster or dry wall in the shower.

David Niles · Answer

Hey thats cheating, I didnt realize "leave it alone" was an option... :)

It looks like you have older style tall ceilings and exactly the reason I said if you do tile to do 3/4 walls, saves money and probably would look better, definitely not a "must do complete walls in shower" just as prefabbed surrounds only cover 3/4 wall as well.

Steve Babiak · Answer

Kyle J. - you're welcome.  Just pointing that you were REALLY close to getting it right in your first post.  On that flickr page, if you are using Firefox, you can right click on the window to see the element being displayed - and choose the jpg file URL, and you're all set for posting so that the image shows up inline.

The only problem with using these outside of BP photo sharing sites is that those sites set expiration dates on the image files.  At some point down the road, the inline image won't be up on flickr any more, and this whole thread will look a bit more awkward to somebody reading it for the first time.

Some related BP links for your reading - you might get more ideas from people with similar issues:

http://www.biggerpockets.com/forums/67/topics/78831-bathroom-window-and-tile

http://www.biggerpockets.com/forums/67/topics/78694-ponding-on-shower-windowsill

http://www.biggerpockets.com/forums/84/topics/60299-building-code-window-above-a-bathtub

http://www.biggerpockets.com/forums/84/topics/66611-tub-surround

http://www.biggerpockets.com/forums/67/topics/78806-tiles-debonding--replace-all-or-just-some

http://www.biggerpockets.com/forums/67/topics/79117-cultured-marble-price-question

http://www.biggerpockets.com/forums/67/topics/79001-building-a-bulletproof-bathroom-in-a-duplex

http://www.biggerpockets.com/forums/52/topics/67384-porcelain-tile-or-fiberglass-for-rental

http://www.biggerpockets.com/forums/84/topics/51964-window-or-no-window-that-is-the-question

Kyle J. · Answer

Thanks Steve.

Steve Babiak · Answer

Kyle J. - see here:

That was direct to the jpg file ...

Sonja Tani · Answer

Kyle,
Several things to consider here.  This is a Very small room.  That window is only source of natural light. You indicate that you are in an average area for rentals.  Given these things let me make a few suggestions.
1. It looks like you already have a shower plumbed in behind the wall so installing the shower would be a simple matter.  Changing out the hardware on the tub to match the shower head you select will give the whole thing a more modern, upgraded look. ( You might consider changing out the vanity hardware to match as well.
2. You intend to tile the 3 walls anyway but I would go all the way to the ceiling.
3. Now for that pesky window.  I see it opens.  Depending on your climate conditions, opening or cracking the window could eliminate a lot of the moisture from the room.  Installing a ventilation fan is still the better solution but vent it through the side wall or the roof. not the soffit.  
4.Glass blocks are good and permanent solution but can be expensive.  I can't tell from the photo if the glass in the window is smooth or textured.  If it is smooth, I would suggest a film that looks like leaded glass. It is resistant to steam and moisture If you Google "leaded glass windows" you will find all the information you will need. If the window is textured, it can be installed on the outside and a coat of polyeurathane added to further protect it from the westher. It is very inexpensive and easy to install.  As this is a rental property, you will have to go in and refurbish the place between renters anyway and replacing this film, if needed is an easy repair.  The savings could allow you to cover the other improvements and Imagine what that little room would look like with a "stained glass window" in it.

Hope this helps.

Kyle J. · Answer

K. Marie Poe The house is a SFR in an average working class area.  Not a bad area, but definitely not "higher end".  (Rent will be about $1200-$1250 price range, but I know that's all relative to where you're from and the specific market.)

I had considered leaving it the way it is (and may still consider it), but I was thinking that it would be a turn-off for people who want to be able to shower in the guest bath since I don't think many people (except very young children) actually take baths in a tub like this.

It may come down to cost and/or how much I think it will affect the rentability of the house.  If I do go through with the conversion, I was already planning on tiling the surrounding walls like you suggested.

Thanks for your input.  It was good to hear someone arguing for leaving it as that's obviously the easy way out for me.  :)

Just out of curiosity, if I did leave it, why would you suggest I put up a shower curtain?  I know the type you're referring to, but I'm just wondering about the necessity of it if the tub will only be used for baths and not showers.  (If it's because you noticed the shower sprayer in the photo, I would actually end up taking that out so as not to encourage showers in this bath since the walls aren't tiled high enough.)

Bill Mauldin · Answer

Like Ed, I also go to single handle valves as well as remove windows.

Sometimes I'll leave the window in place while framing up the inside to hang my hardiboard. On the outside I will generally frame and fill in with homemade shutters.

Kyle J. · Answer

I think glass block is the way to go.  I can't remember if there is a fan in there already or not.  I'll have to put one in if there's not.

Rob K. · Answer

I looked at the pic. I always replace windows like that with glass blocks. In my area, it's $175-$195 installed with a vent. I'm not required to have a bath fan as long as the window has the vent. Your area might be different.