Alternatives to the 3/2 Design
The most common house configuration in the United States is probably the 3/2, or three bedrooms and two baths. This configuration allows for a master with it’s own bath and the two bedrooms sharing a primary bath which usually isn’t connected to either bedroom. This is a cost effective build because it doesn’t require a large amount of square footage yet can comfortably accommodate a family of four. The drawback to many of the 3/2 configurations, however, isn’t the lack of square footage but the layout itself.
In this blog, we’ll explore alternatives to the “typical” 3/2 configuration, such as adding half baths or improving the layout with a Junior Suite, which are good investments to consider before finalizing your new home design.
“3/2” Configuration
“3/2” ALTERNATIVES
The Jack & Jill: Consider connecting your primary bathroom to both bedrooms with a third door for guests. This is a decent choice even though it adds some cost. The benefit, however, is direct access to a bathroom from both bedrooms. This is a great benefit for kids and overnight guests , giving both their own mini-suite.
In terms of cost, you will need to devote extra square footage to the bathroom (consider making your living room or master bedroom smaller) to ensure efficient flow in and out of the bathroom. You will also need two additional interior doors. The doors leading into the bedrooms can be pocket doors which reduce the total square footage needed to accomplish this layout. Expect to spend an additional $3K-$4K for this configuration depending upon your finishes.
Jack N Jill Bath
The Jack OR Jill: Instead of adding access to the second bath from both bedrooms and a hallway, consider adding access to one of the bedrooms plus secondary access from a hallway or other room. This turns one of the other bedrooms into a junior suite that can either be used for a teenager or overnight guests.
Half Bath: Adding a half bath is a very common option and often economical because it requires very little space. It provides guests (such as a mother-in-law who drops by unannounced just as your 4 year old forgets to flush the toilet in the primary bath) their own space. It serves as the primary bath for guests when you’re entertaining and even works for overnight guests who just need to freshen up before heading on their way the next day. Adding a sink and toilet to a utility room is also a good option especially if that utility room is off a garage where some family members may spend a considerable amount of time.
Plan on an additional $5K-$8K to add a half bath depending upon the location in the home, size, and finishes.
Full Bath: If you decide to make it a 3/3, there are a couple of options to consider that will make the layout of your home much more efficient and enjoyable. This bath can be minimal and not require much square footage.
Option 1: Have one hallway bath that will be shared by the two bedrooms (this can either be a Jack and Jill configuration or not) and the other full bath located somewhere else in the home (such as off the kitchen or living room or near the garage). This provides privacy for the guest and eliminates any confusion as to where the guest bath is.
Option 2: Make both bedrooms junior suites with one of the suites allowing for secondary access into the bathroom only. This can be accomplished with vestibules and/or an additional entrance off a hallway or main living area. This is a really nice option because it essentially means every bedroom has it’s own bathroom providing the ultimate privacy for both kids and guests.
Junior Suites Layout
If you can afford the extra budget, we recommend one of these options since it will definitely increase the value of your home. Plan on an additional $20K-$30K for one of these options if you decide to increase your overall square footage for the extra bath.
COST CONSIDERATIONS
Our theory is to get as much useful infrastructure as possible when you build. Not only is this a better investment and increases your home’s resell value, It is much cheaper to change out finishes (such as countertops or floors) than it is to add a bathroom later. To offset the cost of adding an additional full or half bath, you have a couple of options. One is to reduce the size of your home. Can you find 50-75 square feet of space that really isn’t needed? Can you reduce the size of the master bedroom? How about the great room? Can you improve the efficiency of your kitchen and make it smaller? Trading the square footage will help lower the cost of adding an additional bath.
The other way to reduce cost is with your finishes, especially cabinetry, counters and flooring. For example, if you initially install base grade carpet or LVP as opposed to solid hardwood flooring, you can use that cost savings to pay for the additional bathroom. Later, when it makes financial sense, change them out! The great thing is you already have that bathroom!