Rooms

Main floor

Hover a room on the plan to see its name; click to jump to that room below.

Living room — main floor; wood fireplace replaced with gas

Retained. Wood-burning fireplace replaced with a gas insert; surround matches the kitchen backsplash material.

• Fireplace: gas insert; surround = kitchen backsplash material (TBD)
• Flooring: LVP, continuous with adjacent living areas
• HVAC zone: main floor
• Sofa: IKEA + Bemz cover (per design proposal)

Open — gas fireplace model (direct-vent, BTU, flame style); mantel / hearth detail; lighting plan + dimming + outlet placement (driven by furniture layout); paint refresh.

Notes & context

• Gas service: required for the gas insert. Already in scope for the tankless water heater — no incremental gas connection cost if landed together.
• Surround dependency: matches whatever kitchen backsplash gets chosen — quartz slab / handmade tile / subway / wood paneling. Choose backsplash first.
• Furnishings (per proposal): sofa = IKEA $2,290 + Bemz custom cover $2,799 = $5,089. Living-room allowance (other items): $3,000.
• Style: plush sofas + supportive armchairs; minimize clutter (per design proposal).
• Lighting: layered — pendants, sconces, floor lamps; outlet placement driven by furniture layout.

Foyer — main floor

Existing, retained. Finishes refresh as part of main-floor reno.

• Flooring: LVP, continuous with adjacent living areas
• HVAC zone: main floor

Open — coat / boot / ski storage strategy; lighting plan (recessed cans, sconces); wall / paint refresh.

Rec room — main floor; in-floor hot tub being removed

Built-in (in-floor) hot tub being removed. Subfloor restored, LVP installed, plumbing/electrical capped.

• Hot tub: remove (in-floor unit) + restore subfloor
• Flooring: LVP, continuous with adjacent main-floor living
• HVAC zone: main floor

Open — confirm hot tub recess size + depth (drives subfloor restoration); recess in concrete slab vs. framed subfloor; drain handling; moisture / waterproofing remediation in cavity before refilling; reprogram the freed area (extra seating, game zone?); lighting / outlet repositioning post-removal; hot tub disposal logistics.

Notes & context

• Drawing labels: the permit drawings show separate "Existing Rec. Room" and "Hot Tub Room" labels. Per user, the hot tub is built into the floor of this rec room (recessed); the "Hot Tub Room" label likely refers to the section containing the in-floor unit.
• Subfloor restoration approach depends on whether the recess is in concrete slab (saw cut + fill) or framed subfloor (sister joists + fill blocks + sheathing).
• Reprogram opportunity: the freed area is significant (typical in-floor tub footprint = 60–80 sf).

Kitchen — main floor (new / relocated)

Island-centric · quartz · dark wood slab cabinets · induction · panel-ready built-ins. Open to dining + living.

• Layout: island-centric (prep + casual seating)
• Counters: quartz (perimeter + island)
• Cabinets: dark stained wood with visible grain, slab / flat-panel doors, species supplier-driven
• Hardware: thin linear pulls (matte black or brass — TBD)
• Range: induction
• Refrigerator: panel-ready built-in
• Dishwasher: panel-ready
• Sink: single deep bowl, undermount
• Flooring: LVP, continuous with dining + living
• HVAC zone: main floor

Open — hood (Bora-style leaning); hardware finish (matte black vs. brass); backsplash material (drives living-room fireplace surround); range size (30 / 36 / 48); quartz brand / color / edge profile; wood species + finish; oven config; second dishwasher; microwave; beverage / wine fridge; coffee setup; sink material; faucet; pot filler; lighting plan; pantry strategy; outlet placement.

Hood options (preference order)

#	Option	Cost (unit)
1	Back-vent / hob-integrated (Bora-style) — leaning	$4–8k+
2	Custom wood enclosure with insert	$2–5k
3	Statement metal hood	$1–4k
4	Conventional downdraft	$1–3k
5	Slim integrated under-cabinet	$0.3–1.5k

Backsplash options

Option	Cost (per sq ft)
Quartz slab to ceiling	$80–150
Handmade tile (zellige, large format)	$20–60
Subway / standard tile	$5–25
Wood paneling (matching cabinets / cedar)	$15–50

Whatever's chosen also becomes the living room fireplace surround material.

Notes & context

• Wood species candidates for cabinets: walnut, dark-stained rift/quartersawn white oak, dark-stained ash. Avoid pine.
• Cabinet finish: matte/satin lean.
• Induction electrical: ~40A dedicated 240V circuit — coordinate with Electrical panel sizing.
• Induction cookware: most stainless and cast iron is fine; aluminum and copper are not.
• Faucet finish coordinates with cabinet hardware (matte black ↔ brass).
• Pantry options: walk-in, tall pantry cabinet, or pantry wall.
• Budget reality: the design proposal had a $9k kitchen allowance. Current spec typically runs $40k–$80k+. See budget.

Dining room — main floor (new / relocated)

Relocated per permit drawings. Built-in dining benches per design proposal.

• Built-in benches along the wall
• Flooring: LVP, continuous with kitchen + living
• HVAC zone: main floor

Open — confirm dimensions from Sheet A-3.1; bench geometry (depth, length, storage under?); table size / seating count; pendant fixture(s) over the table; open-plan to kitchen vs. partial separation.

Notes & context

• Position changed — existing dining room shown in one location on the permit drawings; proposed plan relocates it.
• Built-in benches explicitly called out by the design proposal: "maximize space and create an intimate, communal feel."
• Furnishings allowance (proposal): $3,000 covers built-in benches + table.

Main floor bathroom — new

New bathroom on main floor. Tile + heated floor.

• Flooring: tile, heated floor (only heated floor in the house)
• HVAC zone: main floor

Open — powder room or full bath (toilet + sink only, or shower/tub)?; confirm dimensions from Sheet A-3.1; vanity style; tile selection (floor / walls / shower); fixtures (toilet, sink, faucet, showerhead); lighting + venting; heated floor system (electric mat vs. hydronic).

Notes & context

• New build-out — no bathroom in this position on the existing plan. Full plumbing + electrical needed.
• Heated floor: electric mat, ~$500–$1,500 line item.
• Code: GFCI receptacles required at the vanity; tamper-resistant + AFCI on bedroom-adjacent circuits.

Sauna — main floor (renovated)

Sauna renovation. (In-floor hot tub is in rec room, being removed — not retained here.)

• Flooring (anteroom): tile, slip-resistant, no heated floor
• HVAC zone: main floor (sauna interior has its own heater, separate)

Open — heater type (electric / wood-burning / infrared); wood species (cedar / hemlock / alder / aspen); size + bench layout; door / glass; lighting + controls; ventilation; heater electrical (typ. 6–9 kW = 30–40A 240V).

Notes & context

• Heater types: electric is the default for new builds (simplest install). Wood-burning is authentic but adds chimney/venting + fuel storage. Infrared is a different sauna experience (lower temp, no humidity).
• Wood species for benches and lining: cedar (classic), hemlock (light, no scent), alder (mid-tone), aspen (allergy-safe).
• Sauna interior flooring is its own separate spec — typically wood duckboards over a sloped waterproof base.
• Door: full glass (visibility, modern) vs. wood with small window (traditional).
• Ventilation is required — typically a low fresh-air inlet + high exhaust.

Upper floor

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Primary (master) bedroom — upper floor

Retained per permit. Adjacent to renovated master ensuite. Sequence: master → single twin bunk → upstairs bath → twin-over-queen.

• Flooring: LVP (replacing carpet)
• HVAC zone: upstairs (heat pump with cooling)
• Furnishings (proposal): $1,369 — headboard, bedside tables ×2, rug, art, bedding, pillows

Open — lighting plan, switching, ceiling fan?; closet / built-ins; window treatments; paint refresh.

Notes & context

Furnishing budget breakdown ($1,369 from proposal):

Item	Cost
Headboard	$400
Bedside tables ×2	$520
Rug	$139
Wall art	$110
Bedding	$100
Pillows	$100

Master ensuite — upper floor (renovated)

Private bath for primary bedroom. Distinct from upstairs bathroom (shared).

• Flooring: tile, no heated floor (revisit before tile install if desired)
• HVAC zone: upstairs
• Furnishings (proposal): $355

Open — walls moving vs. fit-out only; single vanity vs. double; shower / tub config; tile selection (floor, walls, shower); glass shower vs. curtain; fixtures; lighting + venting.

Notes & context

• "Renovate Bathroom" annotation on Sheet A-3.2.
• Naming: drawings just say "Bathroom"; design proposal calls it "Master ensuite". Distinct from the shared upstairs bathroom.
• Heated floor not in current plan — common location for one if reconsidered before tile install.

Furnishing budget ($355 from proposal): medicine cabinet $240, bath mat $15, towels $100, light + toilet roll holder $0 (already have).

Single twin bunk room — upper floor (sleeps 2)

One twin/twin bunk. Between primary bedroom and upstairs bath.

• Flooring: LVP (replacing carpet)
• HVAC zone: upstairs
• Furnishings (proposal): ~$1,430 — bedframe, mattresses, accessories

Open — confirm if this is the "renovate"-flagged bedroom on Sheet A-3.2; bunkbed (frame, ladder, guard rail); mattresses (twin × 2); reading lights per bunk; closet / built-ins; blackout window treatments.

Notes & context

Furnishing budget (~$1,430 from proposal): bedframe (Wayfair) $862, mattresses $498, slats $0, wall sconces $0 (from dining room), rug $40 (have one), ceiling light TBD ($89 alt), bedding $15 (have), pillows $15.

Mapping to proposal "Bunkbed room 1" is best-guess.

Upstairs bathroom — upper floor (shared)

Between single twin bunk and twin-over-queen. Distinct from master ensuite.

• Flooring: tile, no heated floor
• HVAC zone: upstairs
• Furnishings (proposal): $354

Open — confirm position + dimensions from Sheet A-3.2 (didn't fully extract); scope (full reno / cosmetic / leave); layout, vanity, tub vs. shower; tile selection; fixtures; lighting + venting.

Twin-over-queen room — upper floor (sleeps 3)

Twin top, queen bottom. Past the upstairs bath from the single twin bunk.

• Flooring: LVP (replacing carpet)
• HVAC zone: upstairs
• Furnishings (proposal): ~$1,430 — likely maps to proposal's "Queen bed room"

Open — confirm if "renovate"-flagged; bunkbed selection (twin/queen frames are bulky — confirm fit + clearance); mattresses (twin + queen); reading lights for top + bottom bunk; closet / built-ins; window treatments.

Twin/twin bunks room — upper floor (sleeps 4)

Two twin/twin bunkbeds. Top-right room on the upper floor (off the linear sequence).

• Flooring: LVP (replacing carpet)
• HVAC zone: upstairs
• Furnishings: ~$2,300–2,900 — needs 2 bedframes + 4 twin mattresses (proposal sized for 1 frame)

Open — confirm location on Sheet A-3.2; confirm if "renovate"-flagged; 2 bunkbed frames + 4 mattresses; reading lights for 4 bunks; closet / built-ins / hooks for 4 kids; blackout window treatments; layout (bunks parallel vs. opposite walls).

Notes & context

Budget gap: the proposal's "Bunkbed room" template assumed one bedframe (~$862). This room needs two, plus four twin mattresses. Reconcile with proposal author.

Lower floor

Garage & storage — lower floor

No layout work shown on permit. 295 sf storage + 331 sf garage. Concrete floor stays (no LVP/tile here). Not heated/cooled by the heat pump system.

Open — EV charger conduit stub-out (runs to garage); concrete sealing / epoxy on garage floor?; storage organization / built-ins; insulation question.

Exterior

Exterior — siding, roof, windows, deck, landscaping

Sheet A-2.0 (site), A-4.0 (elevations).

• Main-floor deck retained: 22'-6" × 12'-2" (~267 sf), off sauna + rec room
• Outdoor heat-pump condenser to be sited

Open — what changes on each elevation (Sheet A-4.0 not fully extracted from text — needs PDF); siding (keep / refresh / replace); roof (any work?); windows (replacements / new openings); deck (refurbish / re-deck / expand); landscaping / driveway / parking surface; exterior lighting plan (entry, deck, condenser pad, pathway); outdoor condenser location (away from bedrooms / Unit A wall, screened, level pad).