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

    It's about 17X12. It's a small house and when you walk into the house you are walking into the living room. That is why I rally want to knock down the wall to open everything and make the house look bigger. There is a nice bay window in the living room as well so there will be a lot of light in the kitchen even if we get rid of the far window on the back wall..

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

    What is the "exit plan"? If it's a rental, the open concept is overkill IMO. If a resale (flip), then you have to be as good as the comps on the market.

  • Involved In Real Estate · Hyattsville , MD · Member since 2011 · 298 posts · 256 votes
    12y

    Damien,

    Where is the house located in Maryland?

  • Katy, TX · Member since 2014 · 3 posts · 1 vote
    12y

    At the bottom of your picture there is a door, can you relocate this door, add more cabinets and countertop and add the fridge at the end, Perhaps another 4' of usable area. You will want to make sure you have the stove, fridge, and sink in a triangular pattern in the kitchen

    second option would be putting fridge in existing stove location. Change to 110 outlet and run water line from sink (should be easy) Drop new 220 or gas on wall that you want to open and do a bar style with freestanding or slide in range.

  • Investor · Canton-Akron, OH · Member since 2012 · 917 posts · 477 votes
    12y

    re: matching siding, if its siding brand, locally we use our alside rep. He seems to know manufacturers for what we bring him. Or we check home depot, lowes, menards, and a couple other building materisl suppliers, they can usually tell us where to get matching type. If its color you are concerned about, siding fades, so even if you find same original color, it wont match. We take a sample to Lowes, color match paint to siding and paint it with exterior severe weather paint.

  • Investor · Severna Park, MD · Member since 2013 · 73 posts · 5 votes
    12y
    Steve Babiak we are flipping it.
  • Investor · Severna Park, MD · Member since 2013 · 73 posts · 5 votes
    12y

    @John we are considering the first option. It's between that and closing the window on the wall and have the fridge on the top left of the room. I'm thinking that is the best option because we can completely knock down the bottom wall and open it up. I feel like most buyers would want this but I'm not 100% sure. Thoughts between the two options?

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

    @Ophelia Glen Burnie area..

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

    @Damien Clark

    I think you can fix this without the exterior changes headache, that's why I keep focusing on not changing that outside wall. And you are pretty set on 'opening it up' - as long as you are modifying that wall - I think you could save some by fixing all your problems on that one wall. Maybe I'm overestimating the cost and nuisance of removing that window?

    can you do a drawing showing a box for the kitchen and the living room?

    Is it one big rectangle like my last one, or L shaped? is the 'kitchen in a line down the wall' a non-starter because the wall turns left there?

    Are you near a computer? I'd enjoy a screen-sharing conference call if you have the time - I can pull up that software and we can play with it.

    I have a GotoMeeting account.

  • Involved In Real Estate · Hyattsville , MD · Member since 2011 · 298 posts · 256 votes
    12y

    @Damien Clark I was trying to find out how far you were from me so I could run out and give you some ideas. It's hard to see from the picture the full scope of what's going on- sometimes when you walk in you see it. The last house I completed had a big window where I couldn't put any cabinets unless I changed the window, did new brick etc that was too much- so I put an island instead and move the fridge so I had more of a triangle. I'm attaching a picture so you can see.

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

    I find it hard to visualize what you are calling the "back wall".

    In your original post you referred to a top wall, a left wall, and a bottom wall. That seems to suggest the "back" wall is the wall to the right side of your sketch, as it has a window.

    In a later post you said you are leaning to closing the back wall window and moving the fridge to the "far left" or "top left", which seems to suggest the back wall is the what you also called the top wall. But that would mean you are closing off or blocking off the top left doorway, which doesn't make sense.

    Can you clarify, is the back wall the wall on the top/north side or the right/east side of your original sketch?

  • Investor · Severna Park, MD · Member since 2013 · 73 posts · 5 votes
    12y
    Sam, sorry for the confusion. The back wall is the wall that we were considering covering the window. We spent a lot of time at house today and I think we have finally decided what we are going to do. We are going to leave the window and do the l shaped kitchen idea with a breakfast bar instead of knocking down the wall. Going to move the fridge where the stove was and move the stove along the wall we were going to knock down. Move the door to the kitchen next to the stove. Then on the other side of the door that will be the breakfast bar. I think the bar will be about 5 foot. I think it's the best of both worlds. Appliances in a triangle and the breakfast bar opening should be big enough where it will still feel open.
  • Investor · Severna Park, MD · Member since 2013 · 73 posts · 5 votes
    12y
    I tried to use the link to do the layout for you guys but I couldn't get it to work. I'll try to draw it up tomorrow.
  • Investor · Fort Lauderdale, FL · Member since 2012 · 1k+ posts · 465 votes
    12y
    Originally posted by @Damien Clark:
    Sam, sorry for the confusion. The back wall is the wall that we were considering covering the window.

    OK, but in your original sketch, both the North/Top wall and the East/right wall have windows. Hence the confusion.

  • Rehabber · Randolph, NJ · Member since 2013 · 13 posts · 0 votes
    12y

    Just looking at it quickly I am having a tough time visualizing a size of room you have to work with. If you want to open the wall look at putting the fridge on the far side and add a few base cabinets in the center for storage and counter space giving you a nice work area. Also put a few pantries on that far wall for storage. I think this will help as when you are cooking you walk to fridge and the prep/work area is a step away. This gives the kitchen a lot more needed storage and it seems functional. If there is enough room, overhang the island countertop and add a few stools and pendant lights giving you a breakfast bar... Hope this help and I will try to look at it a little more later.

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

    this is close to what you are suggesting, but it seems like you want to break the L and put the 'bar' on the right side? In my example, I'd make the range area thicker and put seats in the living room facing into the kitchen as a breakfast bar.

    by the top door I'd try to see if you can fit: fridge, tiny counter, sink, corner cabinet.

    turn the corner to: dishwasher, then range, then storage cabinet.

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

    This is what I'm picturing when you describe it:

    http://www.homestyler.com/designprofile/e072bba5-fd9c-41ac-9e64-edec6f9d1f02

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

    @David C. Your first layout is close to what we are doing. It will be the following: Top left wall - opening, fridge, single sink, dishwasher, corner cabinet (bottom wall, living room on the other side) Stove, 12' cabinet, 36' kitchen entry, breakfast bar.

    Let me know if this makes sense..

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

    updated:

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

    The breakfast will therefore be on the other side of the kitchen entryway. The wall is still there on either sides of the entry. So will the breakfast bar be against the bottom wall, meaning you would sit and face the bottom wall? Or will the breakfast bar be lengthwise against the entire wall to the right, where you might sit and look out the window?

    Might think of way to take advantage of the natural lights coming in from both windows.

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

    Sam, refer to the latest design that David posted. That is exactly what we are doing. The breakfast bar window will be a little over 5 feet. I think this is enough to still feel open and take advantage of the light from the bay window in the living room as well.. Thoughts?

    David, thank you for doing that latest design, spot on..

  • Flipper/Rehabber · Tulsa, OK · Member since 2014 · 1 post · 0 votes
    12y

    There are a couple of critical issues here. One is the lack of counter space! The small bar doesn't really count because of its location. I do like the fact that you are using the wall between the living room and kitchen to close off the major prep area of the kitchen. Opening up a space can be good, but not if it is opened too much. No one wants to see the mess of the kitchen from their only living area.

    Is it possible to close off the door on the back left wall so the refrigerator is in that corner? Maybe add French doors to back yard where the big window is now?

    Is there room to have counter and cabinets under the window on the right wall? Then still have room for a table and chairs in the center of the room?

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

    @Damien Clark

    I expect some after pictures in this thread when you are done!

    Would you post some before pictures?

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

    @Paula Moffett we are not able to close the door on the top left wall. Good idea though..

    @David C. We will def post before and after pics..

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

    What is everyone's thoughts on the breakfast bar being designed where you could sit there either while you are in the kitchen or while in the living room? My initial thought was just to be able to sit while in the kitchen but what would be best?

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