For me, the changes to the layout of my rehab have varied. On some projects, I've kept them to a minimum while. On others, I've reworked the entire home, moving nearly every wall, door, and window. I really enjoy redrawing my house because this is when the property begins to transform in my thoughts to what it's going to be when I'm done. That gets me excited, which makes me even more hyped up to get to work.
As you review the layout of your project house, consider it in three ways: the common areas that everyone shares—kitchen, dining, family room, and hopefully a half bath or powder room. Secondly, the sleeping quarters—bedrooms and any bathrooms dedicated for them. And finally, the smaller rooms—laundry room, linen closets, pantry, utility closets—those necessary rooms that are easier to squeeze in amongst everything else.
My finish rehabs all tend to feel bigger than their actual square footage. I like to add headers, columns, knee walls, and pass-thru openings to the main living areas. I think this helps to create this open feel, making my houses seem larger than they really are which helps at resale time. If a potential buyer is walking my 1,500 square foot house that feels like others measuring in at two thousand, and priced accordingly, it improves my chances of getting an offer.
I make an effort to be practical when I redraw the floor plan. What would I want if I were to live there? What would a prospective buyer want? Sometimes a bedroom doesn’t have a closet, which means it’s not going to be considered a bedroom in the eyes of realtors, home shoppers, or appraisers. A dishwasher is another example. I can live without it, yet I'm always sure to find room for one in the kitchen because it helps the house sell. When you're redrawing your layout, think of how you can make it better and what you're going to want, but be most considerate of what others will want, and play it smart. The practical route will get you the biggest payday down the road.
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