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.

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

    So we didnt have enough room to do the latest layout so we settled on another layout which I attached.. We are putting a sit at island so hopefully this fixes two things.. lack of counter space and a place for a family to sit and eat. A little concerned some potential buyers may prefer just a kitchen table. Thoughts?

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

    Were we off on measurements?

    My in-laws have an island that you can slide around, its on those 'moving men' things or something. It gives her a working area but can be moved if they want room for a table. Of course that means no power or appliances, also I guess it can't be too big. I'm not sure how people would know it slid if you weren't there to tell them. If that door in the upper left is infrequenly used, they could leave it blocking that a lot of the time.

    I don't see your layout attached.

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

    It's attached now, sorry.. We were off on the lazy susan measurements. It would not allow a big enough breakfast bar to make sense.. So by doing this new layout I think we have a large enough entry to still feel open..The entry on the top left we cant do anything with because its the circuit breaker. Terrible place for it.. We have to find a way to hide it a little and make it look nice..

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

    I don't like the island sideways, and where you can only get to 3 sides.

    I'd make these changes:

    1. bigger doorway - remove the cabinet to the left of the range.

    2. face the fridge toward the range, rather than 'away from the living area'

    3. rotate the island and plonk it in the middle of the room, if possible, make it mobile and just have non-specific lighting - 4 recessed lights or something.

    Rotating the island makes it a work surface for the sink/range area.

    Have seating 'over hang' on the non-work side, and both ends.

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

    Lets see some pictures man!

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