Convert 2nd floor bedroom into a master bath

Posted by Bob on December 27, 2006, 12:54 pm

Hi there
I live in a 33 yr old, brick, 4br end-unit townhouse in Reston,
Virginia (outside DC). In my opinion, this is a little bit of overkill
in the bedroom department for a townhouse anyway. Coinciding with that
thought is that my bathrooms are all pretty small. TH has two floors
above ground, unfinished basement (to stay that way), gable roof with
dead attic space. All the work discussed here would be on the second
floor.
I am contemplating turning the smallest bedroom into a master bath
including nice tile, large jetted tub, etc, and joining it to the
master bedroom via new door. The ideal plan is to also extend the
height of this bathroom up through the wasted space of the attic to the
gable roof and put in skylights.
I have done some exploratory work (cutting drywall/subflooring) and I
am sure the plumbing won't be a problem - plenty of space.
Target room is along the exterior wall of the house, between two load
bearing walls that run perpendicular from the exterior wall. I am
planning on making the adjacent 2x4 load bearing walls into 2x6 and
doubling the number of joists where the jetted tub will reside
(currently 16" OC, 12" in depth). The load bearing walls are supported
by I-beams in the basement - about W8 or so - maybe 4" wide...
I know these questions are regional but from your own experience (site
location please):
What permits are typically needed in this type of renovation?
Can I submit plans of my own without the help of a Architect/PE?
My background is AS in Architecture (can draw clear plans) and a BS in
Mechanical Engineering but I am neither RA nor a PE.
Any experience/advice would greatly be appreciated.
Thanks
Bob

Posted by hallerb@aol.com on December 27, 2006, 1:39 pm

check with a real estate pro, you MAY devalue your home. Often the more
bedrooms the higher the value.
Before you spend lots of money its something to consider

Posted by Edwin Pawlowski on December 27, 2006, 1:45 pm

show/hide quoted text
You don't need any permits, just get started.
Rather than get misinformation from people around the world, why not just
call the local building official's office? They can tell you exactly what
you need.

Posted by trader4 on December 27, 2006, 1:52 pm

Edwin Pawlowski wrote:
show/hide quoted text
Don't get permits, just get started? Most places in the good old USA
you need a building permit when you;re gonna rip out walls and turn a
bedroom into a bathroom. It clearly involves new electric work,
plumbing, etc. I do agree he should just call the local building
inspector.
As for devaluing the house, if you have a 4 bedroom house with small
baths, going to 3 bedrooms with a large and luxurious master bath is
virtually certain to add considerable value to the house, possibly even
beyond what it costs. Most prospective buyers would rather have a
luxurious master suite than an extra bedroom beyond 3.

Posted by Bob on December 27, 2006, 1:59 pm

thanks for the advice.
I agree with the assessment on the value of the house either staying
the same or going up. Most people that I would end up selling to would
be a couple with a baby or two - no need for 4 brs.
Plus, I personally would really like it a lot.
I will contact permitting / inspections department at my county.
Bob

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