Rooms¶
Main floor¶
Hover a room on the plan to see its name; click to jump to that room below. Dotted lines show the existing (pre-reno) floor plan.
Living room — wood fireplace replaced with gas
Retained per permit. Room-specific work is the fireplace and any cedar-wall treatment.
Fireplace — replace wood-burning with gas insert. Surround / cladding matches the kitchen backsplash material (handmade tile / quartz slab / subway / wood paneling — choose backsplash first).
Cedar walls — preserved as wood. TBD whether they get cleaned / refreshed / re-sealed (separate craft, $5–15/sqft).
Lighting — new fixtures + pot lights.
Open — gas fireplace model (direct-vent, BTU, flame style); mantel / hearth detail; lighting layout + outlet placement (driven by furniture layout).
Furniture, decor: see Interior § Living room.
Whole-house items affecting this room
- Flooring: LVP (continuous through main-floor living areas) — see Flooring.
- HVAC zone: main floor — see HVAC.
- Painting: part of whole-house paint scope — see Painting.
- Interior doors: part of whole-house door replacement — see Interior doors.
- Gas service (for the fireplace): in scope for the tankless water heater — no incremental connection cost if landed together.
Foyer
Entrance floor + stairs down to basement — keep existing. No flooring change here.
Stairs up to living room and up to upper floor — match the rest of the flooring (LVP).
Front door — TBD: paint or replace.
Coat / boot / ski storage — strategy TBD (built-in bench? hooks? cubbies? closet rebuild?).
Lighting — new fixtures + pot lights; entry fixture as the first impression.
Open — front door decision; storage strategy specifics; entry fixture style.
Whole-house items affecting this room
- Flooring: LVP on the stairs only — see Flooring. Entrance floor + basement stairs stay existing.
- HVAC zone: main floor.
- Painting: whole-house scope.
- Interior doors: coat closet door (front door is its own decision above).
Rec room — in-floor hot tub being removed
In-floor hot tub — remove and restore subfloor for normal flooring.
Freed floor area — reprogram (extra seating, game zone, secondary lounge?).
Lighting — new fixtures + pot lights; outlets repositioned post-tub-removal.
Open — what to do with the freed area.
Furniture, decor: see Interior § Rec room.
Whole-house items affecting this room
- Flooring: LVP (continuous with adjacent main-floor living areas) — see Flooring.
- HVAC zone: main floor.
- Painting: whole-house scope.
Kitchen (new / relocated)
Island-centric, quartz, dark wood slab cabinets, induction, panel-ready built-ins. Open to dining + living.
Layout — island as the centerpiece (prep + casual seating).
Counters — quartz (perimeter + island).
Cabinets — dark stained wood with visible grain; slab / flat-panel doors; species supplier-driven (open candidates: walnut, dark-stained rift/quartersawn oak, dark-stained ash; avoid pine).
Hardware — thin linear pulls, finish (matte black vs. brass) TBD.
Range — induction.
Refrigerator — panel-ready built-in.
Dishwasher — panel-ready.
Sink — single deep bowl, undermount; faucet + finish TBD.
Hood — open to options. Seen a setup where the draft sits behind the stove instead of above it — intriguing if cost works. A conventional overhead hood is also fine. Builder to recommend based on cost.
Backsplash — TBD material (granite or similar). Whatever's chosen also becomes the living-room fireplace surround material.
Lighting — under-cabinet task; pendants over island; pot lights for ambient.
Open — quartz brand / color / edge profile; oven config (range vs. wall ovens); microwave (drawer / built-in / none); beverage / wine fridge; coffee setup; pot filler; outlet placement (backsplash vs. pop-up; USB-C in island).
Decor allowance ($9k from proposal): see Interior § Kitchen.
Whole-house items affecting this room
- Flooring: LVP, continuous with dining + living (no transition strip) — see Flooring.
- HVAC zone: main floor.
- Plumbing: kitchen rough-in (relocated) handled by builder under Plumbing.
- Electrical: induction range needs ~40A 240V dedicated circuit — see Electrical.
- Painting / interior doors: whole-house scope.
Dining room (new / relocated)
Relocated per permit; built-in dining benches per design proposal. Same open-plan space as kitchen.
Built-in benches — along the wall; design proposal calls these out specifically. Storage under benches?
Lighting — pendant over the table; pot lights for ambient.
Open — confirm dimensions from Sheet A-3.1; bench geometry (depth, length, storage); open-plan to kitchen vs. partial separation.
Dining table + chairs: see Interior § Dining room.
Whole-house items affecting this room
- Flooring: LVP, continuous with kitchen + living — see Flooring.
- HVAC zone: main floor.
- Painting / doors: whole-house scope.
Main floor bathroom — new
New bathroom on the main floor — full plumbing + electrical rough-in needed. Shower (not tub).
Vanity — single, style TBD.
Tile — floor, walls, shower.
Fixtures — toilet, sink, faucet, showerhead.
Heated floor — electric mat, the only heated floor in the house.
Lighting + venting — GFCI vanity; vent to outside.
Open — confirm dimensions from Sheet A-3.1; heated floor system (electric mat vs. hydronic); plumbing rough-in tap location off the main-floor stack.
Sauna (renovated)
Sauna renovation. (In-floor hot tub is in rec room and being removed — not retained here.)
TBD — details not decided yet. Reuse as much as possible from the original sauna depending on cost.
Whole-house items affecting this room
- Anteroom flooring: tile (slip-resistant). Sauna interior flooring is its own spec — typically wood duckboards over a sloped waterproof base.
- HVAC zone: main floor (sauna interior has its own dedicated heater, separate from the heat pump).
- Electrical: dedicated 240V circuit for sauna heater — see Electrical.
Upper floor¶
Primary (master) bedroom
Retained per permit. Adjacent to renovated master ensuite. Sequence: master → single twin bunk → upstairs bath → twin-over-queen.
Closet doors — replace.
Closet / built-ins — TBD.
Lighting — new ceiling fixture; switching; ceiling fan?
Window treatments — TBD.
Open — closet design; lighting fixture choices; window treatment style.
Furniture (headboard, bedside tables, etc.): see Interior § Primary bedroom.
Master ensuite (renovated)
Private bath for primary bedroom. Distinct from upstairs bathroom (shared). Small — toilet + vanity only, no shower/tub. No walls moving upstairs — fit-out only.
Fixtures — new toilet, sink, faucet.
Tile — floor + walls; selection TBD.
Vanity — single, style TBD.
Lighting + venting — vanity GFCI; vent to outside.
Open — tile selection; vanity style; whether to add a heated floor (not in current plan).
Accessories (medicine cabinet, towels, etc.): see Interior § Master ensuite.
Single twin bunk room (sleeps 2)
One twin/twin bunk. Between primary bedroom and upstairs bath.
Closet doors — replace.
Lighting — new ceiling fixture + reading lights per bunk.
Closet / built-ins — TBD.
Window treatments — blackout for kid sleep.
Open — confirm if this is the "renovate"-flagged bedroom; switching layout.
Bunkbed + mattresses: see Interior § Single twin bunk room.
Whole-house items affecting this room
- Flooring: LVP — see Flooring.
- HVAC zone: upstairs.
- Painting / doors: whole-house scope.
Upstairs bathroom (shared)
Shared bath between single twin bunk and twin-over-queen. Distinct from master ensuite. Full reno — no walls moving (fit-out only). Shower (not tub).
Fixtures — new toilet, sink, faucet, shower.
Vanity — new vanity.
Tile — floor, walls, shower; selection TBD.
Lighting + venting — GFCI; vent to outside.
Open — confirm position + dimensions from Sheet A-3.2; tile selection; vanity style.
Accessories: see Interior § Upstairs bathroom.
Whole-house items affecting this room
- Flooring: tile, no heated floor — see Flooring.
- HVAC zone: upstairs.
- Plumbing: poly-B replacement covers this.
- Painting / doors: whole-house scope.
Twin-over-queen room (sleeps 3)
Twin top, queen bottom. Past the upstairs bath from the single twin bunk.
Closet doors — replace.
Reading lights for top + bottom bunk.
Closet / built-ins — TBD.
Window treatments — TBD.
Open — confirm if "renovate"-flagged; bunk frame fit + clearance (twin/queen bunks are bulky).
Bunkbed + mattresses: see Interior § Twin-over-queen.
Whole-house items affecting this room
- Flooring: LVP — see Flooring.
- HVAC zone: upstairs.
- Painting / doors: whole-house scope.
Twin/twin bunks room (sleeps 4)
Two twin/twin bunkbeds. Top-right room on the upper floor.
Closet doors — replace.
Bunk layout — parallel walls vs. opposite walls; floor space for play.
Lighting — new ceiling fixtures + reading lights for 4 bunks; switching layout.
Closet / built-ins / hooks for 4 kids' worth of gear.
Window treatments — blackout.
Open — confirm location on Sheet A-3.2; whether this is the "renovate"-flagged bedroom.
2 bedframes + 4 mattresses (proposal undersized — flag): see Interior § Twin/twin bunks.
Whole-house items affecting this room
- Flooring: LVP — see Flooring.
- HVAC zone: upstairs.
- Painting / doors: whole-house scope.
Lower floor¶
Storage (under stairs)
Narrow storage tucked under the stairs up to the main floor. No layout work shown on permit. Not heated/cooled.
Storage (11'×11')
Main lower-floor storage room. No layout work shown on permit. Not heated/cooled.
Closet doors — replace.
Paint — TBD.
Washer + dryer — new units (washer + dryer live here).
Garage (19'-8" × 12'-6", 331 sf)
No layout work shown on permit. Not heated/cooled by the heat pump system.
TBD — EV charger conduit — only if cheap to add while the electrician is onsite (see Electrical).
Paint — TBD.
Storage shelves — possibly add extra shelving.
Outlet replacement is part of whole-house electrical.
Exterior¶
Exterior
No planned exterior work.