Kitchen layout problem - Any ideas?

Kitchen layout problem - Any ideas?

Investor · Severna Park, MD · Member since 2013 · 73 posts · 5 votes

First allow me to introduce myself. I had been researching rehabbing for a number of years now and when I cam across BP started listening to all of their podcast because I spend a lot of time on the road. I finally landed my first home to fix and flip. Unfortunately, there is some problem with the kitchen layout that I didn't think about prior to settlement,rookie mistake I know.. I have attached a photo of the layout. Now for the problems..

- The left wall has all the plumbing/electrical. This forces my hand to have dishwasher/stove on that wall. The floor is concrete to to move the plumbing would exceed rehab cost. The problem is where to put the Fridge? The window on the back wall prevents us from putting it close to the left wall. We would have to put it in the far right of the top wall. I think its best if I tear down the bottom wall to open the floor plan (living room is on the other side of the wall) if we do so we are stuck with putting the fridge in the far top right wall. Is this a huge problem for resale being so far from the sink, stove etc? We plan to have counter space under the window of the top wall leading to the fridge. If we do that what do we do with the far right wall? Leave it so we can put a table there? Setup a little work area? Another option may be keep the bottom wall up and have like a breakfast bar so it still feels open. We could put the fridge the far left of the bottom wall and then have the breakfrast bar right next to it. These appear to be the only two options for the fridge. Ideally I would want to cover the window on the back wall, knock down the bottom wall and call it a day, but I don't think we can match the siding. Anyone know of company that specialize in matching siding etc? Am I missing something? Thought on which would be best for resale etc?

Thank you all for any help. I'm in a little of a panic..

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Beverly Hills, FL · Member since 2013 · 388 posts · 62 votes
12y

@Damien Clark where I live if Florida we have concrete slabs in order to move plumbing we go up and over rather than tearing up the slab you might consider that for solving some of your problems.

See this reply in the discussion

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  • Investor · Severna Park, MD · Member since 2013 · 73 posts · 5 votes
    12y

    Note, the stove of 37 inches is what is there now we would just be putting a standard stove in to replace.. As well as a single sink..

  • Real Estate Professional · Mechanicsburg, PA · Member since 2012 · 319 posts · 167 votes
    12y

    on the top of the picture - does that face the front of the house? How large is that whole side of the house? as long as one side matches, and is close to the other sides you are probably OK.

    You could also harvest siding from the back of the house and use it out front, then use the new non-matching to patch up the back - you might get a closer match.

    Could you stone-face or brick face that area?

    What's to the left of the kitchen?

    Is it a gas stove? if its electric you should be able to move that as well - you could have the stove and fridge on the bottom wall and forget about opening it up.

    Where does the door go on the left side?

  • Karen MargraveBusiness Member
    Moderator
    Realtor, General Contractor, and Developer · Redding, CA · Member since 2009 · 7k+ posts · 4k+ votes
    12y

    From what it looks like, you have to find a way to move either the stove or the sink, over to the wall with the window. Get a plumber to come over and tell you what it would cost to move sink and dishwasher to that side of the room.

    As for layout, etc. you can go on to IKEA and they have tools for doing kitchen layout. Or you can download a free program, www.homestyler.com (sorry it's not working for me to insert link with shorter title) You can also take your plan down to a Home Depot or Lowes and see if their planner can give you any ideas. Kitchens and bathrooms sell houses, so it's important to have a workable plan.

  • Real Estate Investor · Audubon, PA · Member since 2009 · 13k+ posts · 8k+ votes
    12y

    I suggest putting the refrigerator on the wall at the bottom of your drawing, and then opening up the remainder of that wall. Be certain to allow for decent corner cabinetry in the lower left of your drawing.

  • Beverly Hills, FL · Member since 2013 · 388 posts · 62 votes
    12y

    @Damien Clark where I live if Florida we have concrete slabs in order to move plumbing we go up and over rather than tearing up the slab you might consider that for solving some of your problems.

  • Investor · Fort Lauderdale, FL · Member since 2012 · 1k+ posts · 465 votes
    12y

    What size "height-wise" are those windows? Full lengths or half heights?

    Supply lines can be relatively easy to move, the DWV, not so much, and a plumber can't tell you how much unless he can tell how it's currently plumbed under the slab. A good plumber, with experience, by reading the vent locations on the roof, and existing plumbing plans of the original construction, can probably have a fairly good educated guess, but most will quote you worse case scenerio. My hunch is you are probably stuck with the sink & dishwasher on that wall if the DWV are constrained. Not only you will need to open the slab, you will have to open the wall to tie a branch vent back to the current stack, unless a plumber can figure out a way to wet vent it. The dishwasher does not have a dedicated drain but draining through the sink's garbage disposer, yes?

    Are you planning on an ice maker for the fridge? That would mean an ice maker supply line, not a big deal though.

    Personally I think along the back wall in a row - counter, sink, stove, door - is not an optimum use of that space.

    While you are using the sink washing, prepping, rinsing whatever, the only available counter space is on the left. I would think very hard on creating counter space on both sides of the sink. If someone puts a dish rack on that side you end up with zero counter space next to the sink.

    There is no counter space next to the stove, one side is the door, one side is sink.

    Is the door still needed if you open the bottom wall?

    Definitely a challenge.

  • Investor · Fort Lauderdale, FL · Member since 2012 · 1k+ posts · 465 votes
    12y
    Originally posted by @Steve Smith:
    @Damien Clark where I live if Florida we have concrete slabs in order to move plumbing we go up and over rather than tearing up the slab you might consider that for solving some of your problems.

    The supply lines can go up and over, not the drains though, unless you are suggesting a pump?

  • Investor · Severna Park, MD · Member since 2013 · 73 posts · 5 votes
    12y

    Thank you all for your quick replies.. The guy who is doing the work is creating an account now. It's easier for him rather than myself to explain things etc..

  • Crownsville, MD · Member since 2014 · 3 posts · 0 votes
    12y

    Main issue is slab depth . It is a solid Slab . Not knowing that we could be in for a major project if the slab is very thick. The issue with over head is the temps here in the winter and keeping everything from freezing . Behind the kitchen is the furnace and water heater . Thanks for the input

  • Crownsville, MD · Member since 2014 · 3 posts · 0 votes
    12y

    Sorry im the one doing the work at the home .

  • Real Estate Professional · Mechanicsburg, PA · Member since 2012 · 319 posts · 167 votes
    12y

    on the bottom of the picture, if you move that doorway to the other side of the room, then you can do an L shaped kitchen using the left side(as current) plus the left 30% or 40% of the bottom of the picture.

    Maybe someone already said that?

    Have you used the link @Karen Margrave

    provided? that looks like a great tool, and you could share the link here for us to look at it with proper dimensions and stuff. I think this is fun.

  • Real Estate Professional · Mechanicsburg, PA · Member since 2012 · 319 posts · 167 votes
    12y

    See if this link works?

    http://www.homestyler.com/designprofile/68a529db-f7f9-4ae3-beb5-9ea4074c3c78

    I have the dishwasher on the other side of the sink by the door, so it does not interfere with any corner cabinet.

    I'm assuming moving the range is possible.

    You get better counter space, and a fairly wide opening(I think you can get almost 5 feet) and you keep all that light from your windows.

  • Real Estate Professional · Mechanicsburg, PA · Member since 2012 · 319 posts · 167 votes
    12y

    Here's an island kitchen idea, I put a 'wall' at the end of the island to run wire/gas down to the island from the ceiling. Put some fancy trim on it and call it a column. Maybe even put one at each end or have them come up through the countertop?

    http://www.homestyler.com/designprofile/0f2c3f9d-4bb4-4f03-91fe-d03b09a0effd

    I'd make the island wide with an overhang to allow seating.

  • Real Estate Professional · Mechanicsburg, PA · Member since 2012 · 319 posts · 167 votes
    12y

    final idea:

    take room from the living room to make the 'appliance wall' longer. Put the fridge to the left of the dishwasher, so you have: range, sink, dishwasher, fridge.

    If you are blowing out the wall anyway, who's to say where the kitchen ends and the living room begins? use the same flooring and its all good.

  • Karen MargraveBusiness Member
    Moderator
    Realtor, General Contractor, and Developer · Redding, CA · Member since 2009 · 7k+ posts · 4k+ votes
    12y

    Just make sure you're not tearing out load bearing walls :)

  • Real Estate Professional · Mechanicsburg, PA · Member since 2012 · 319 posts · 167 votes
    12y

    no feedback? @Adam Patterson

    @Damien Clark

    c'mon! did the links work for you?

    if you search 'island with column' on houzz.com you'll see many examples, I'm guessing many of those columns exist to run power to an island.

  • Crownsville, MD · Member since 2014 · 3 posts · 0 votes
    12y

    Sorry was at house working. I will take a look at everything tonight . I believe we will take window out in the back of house and use that space for fridge and cabinets, Using it against other wall will not allow enough room for the room to feel open in my eyes. By the time we leave enough room for Fridge and corner "L" cab it will eat much more of the wall up. Maybe leaving only a 5ft or 6 ft opening .By putting everything over on the back wall where window is we can open up the entire wall and have much more free space . I dont think the island is a good idea due to not having enough room for a table with enough space around it . Keep it coming .

  • Investor · Severna Park, MD · Member since 2013 · 73 posts · 5 votes
    12y

    David, the links did work.. Some good ideas which is what we were looking for. Like Adam said we are leaning towards closing up the window on the back wall and putting the fridge there. We could have it on the far left and at least it would be closer to the other appliances. Not the perfect solution but appears to be the best when we weigh the pros and cons.

    Does anyone have any experience with using any companies to match siding color? We only need 2-3 pieces.. The back wall where we are going to close the window is the back of the house.

  • Investor · Severna Park, MD · Member since 2013 · 73 posts · 5 votes
    12y

    @David C. IF we knock down the bottom wall would you suggest keeping the flooring all the same or splitting it tile and hardwood? I'm leaning all hardwood..

  • Real Estate Professional · Mechanicsburg, PA · Member since 2012 · 319 posts · 167 votes
    12y

    my opinion is really not worth that much on this stuff, there are people here with actual experience.

    I think of open concept as having consistent flooring.

    In my own home I didn't want hardwood in my kitchen in case it got wet and swelled, so I have different kitchen floor. For a flip I'd do the hardwood, other people prefer how it would look all with one floor - most are not so cautious.

    If it was a rental, I'd do tile or vinyl due to water concerns.

    My biggest issue with your kitchen is the lack of counter space on both sides of the sink. If you do the 'back wall' with the fridge, can you move the range over there too? But I guess that's a flow problem not having the range by the sink. But many people do the range-in-the-island or sink-in-the-island so having them separate is common.

  • Real Estate Professional · Mechanicsburg, PA · Member since 2012 · 319 posts · 167 votes
    12y

    Does the home have a dining room? if so, I'd really think about the island, seated dining can be taken care of in the dining room.

  • West Haven, CT · Member since 2014 · 1 post · 0 votes
    12y

    I'm a cabinetmaker and do many kitchen layouts. I'm having a difficult time following your descriptions. I would suggest that you find graph paper (I photocopy the Lowes layout guide) with 3" per square. You can sketch out plans and elevations quickly and easily. I find that seeing things at scale helps to make most decisions.

  • Real Estate Professional · Mechanicsburg, PA · Member since 2012 · 319 posts · 167 votes
    12y

    @Daniel Keirstead did you see the links I provided earlier in the thread?

  • Investor · Severna Park, MD · Member since 2013 · 73 posts · 5 votes
    12y

    @David C. there is not a dining room..

  • Real Estate Professional · Mechanicsburg, PA · Member since 2012 · 319 posts · 167 votes
    12y

    @Damien Clark

    no dining room kills the island designs I guess, you can't really have a house with no room for a table for eating, right?

    How big is the living room you are combining?

    http://www.homestyler.com/designprofile/13bfa89d-7848-43cf-a966-4a4bf43dfd98

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