How to open up floor plan? Video included.

Question

I'm getting ready to remodel the middle unit of the triplex I just purchased, and it is going to be a lot of work.  This is my first project and my wife and I will be doing the whole remodel ourselves.

One of the reasons we're taking this on is to learn, and because of that we're prepared to drop more money into it than the rent will ultimately justify, so please keep that in mind.

I'm looking for ideas/inspiration for the living room, dining room, and kitchen.  I'm not sure if we should take down the common walls for an open concept, or keep it all separate.

Here is a video walk through of the unit here.  The floorplan is listed below.

Thoughts?

Jeffrey Donis · Answer

The cabinets in the kitchen look outdated. I'm sure you were already planning on updating them though. If I were you, I'd shop some comps in the area to see what the properties on the market at the moment look like in terms of design and updates.

Scott Mac · Answer

Hi Tom,

I like this unit--it looks rentable (once turned).

Looks like a Class-C.

I would not open anything up unless the close in competition forced me to do it to keep it rented.

I like this unit a lot just the way it is. It looks dingy and needs to be "Turned".

If it were mine, I'd do the turn and 100% repair everything, such as the back door allowing light through at the edges, the squeaking floor, etc... and there is not much kitchen counter space....Class-C's like to cook at home....perhaps extend the counter over to the stove, and maybe put in a bigger fridge, and a bright daylighter bulb in the kitchen.

Also the living room floor looks wavy...I'd have that fixed, and remove the big brown shelf or put it in the laundry room over where the appliances go and paint it the color of the walls (but vinyl coated metal mesh shelving works better up there in a rental).

That plus some (light) grey paint and "Properly installed" (non wavy) carpet.

And look for Forever renter types...for a 1 br/1 (spacious) bath.

Know your demographic, and know what they want. Do they REQUIRE it to be open to make market rent? Or is it your personal taste deciding this. Because you have more then just the demo/rehab costs here, you also have a lot of added days on the turn where it will be un-rentable.

If your workers are good you might be able to turn that unit in 5 days (without the opening up), including kitchen counter upgrades.

Also, will removing walls trigger any required upgrade to the electrical system to bring it up to current code?

What about taxes, will this trigger a tax increase that will offset (or bury) any rental increases.

---> If that small front room is legally big enough to be a 2nd bedroom, maybe convert to that, but you may end up with a market rate competitive one bedroom converted to a below market rate non-competitive 2 bed room. A white elephant of a unit.

Before doing something like this, it's intelligent to know what the close in competition is offering this demographic for 2 bedrooms. Because as renters, they surely will know, and they vote with their feet--and dollars.

Good Luck!

Ozzy Sirimsi · Answer

I would open up the wall that opens up to dining room area for sure, and increase that arch opening to bigger on on the living room side.

Kitchen seems small, I would add an island to the new kitchen,

Either put that stove on the wall where the window is or put the whole kitchen where the stove is and still put an island, assuming you are re doing most of it anyway.

Brad S. · Answer

I've got a few ideas, but they may be a little too involved for your plans. Depending on how much reconfiguring you want to do. I kinda feel like the kitchen should be moved to where the dining room is (in the front) and then remove the wall open between the living room and dining (new kitchen). Then maybe move the wall between the dining/kitchen, toward the rear (where the current kitchen cabinets are), in order to expand the "new" kitchen a little, but still keep a separation for the rear room, which could be used as a dining room, small office, or possibly small bedroom. There may be enough room for a dining "area" in the kitchen or the top right corner of the living room. I think the service porch (laundry room) is kind of a waste of space for a small unit. You can make a washer/dryer closet to keep the amenity inside, but also free up some of the service porch for another use - possibly a small half bath for the new room, where the old kitchen was. I would definitely move the water heater outside if possible, maybe putting a tankless. that would gain space on the inside. You may also be able to reconfigure the bathroom with a shower in place of the tub and put a 2nd door between the living room, in order to give additional access, if you are able to squeeze another bedroom where the kitchen is. If it is a raised foundation and you have to do the plumbing anyway, all that reconfiguring is not as bad as it seems. The hardest part may be dealing with the windows (inside and out) in the current dining room, since they seem low and you may want to move them. Well, that's the full reconfigure version.

Otherwise, I agree with Nino, about widening the living/dining room wall, and removing the dining/kitchen wall. I would definitely see about relocating the water heater outside (tank or tankless) to gain interior space. And maybe even putting another walk-through or even a pass-through area at the upper right corner of the living room and kitchen.

That's some stuff to chew on.  Good luck!

Tom Conant · Answer

@Nino G.

It hadn't occurred to me to widen the wall between the dining room and living room.  Originally I was thinking about either removing the wall between the kitchen and dining room, or removing both the dining/kitchen wall and the entire wall adjacent to the living room.

I like it.  Thanks for the idea.

Nino G. · Answer

@Tom Conant I would remove the wall between the kitchen and what I think is supposed to be a dining room. Additionally I would widen the opening between living room and dinning. I wouldn’t completely remove the wall between kitchen/dining area and the living room. I think if you have wide opening between living room and dinning area will be enough, that should give you nice flow, perception of bigger space but still defined living area. Just my 2 cents.

Tom Conant · Answer

@Jeffrey Donis

The cabinets are getting pulled out for sure.  New countertops, flooring, etc.  I guess my question is if anyone has any insight into which walls, if any, to remove and open it all up.

How to open up floor plan? Video included.

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