Cohousing-L Mailing List: Re: Beds and baths

[Berrins (Berrins]

In a message dated 2/25/03 3:24:08 PM, curcio [at] cruzio.com writes:

<< We would like to limit unit choices to standard 1, 2, 3 and 4 bedroom
models.  A couple of members in our group would like a large 3 bedroom.
Does it make sense to replace our 4 bedroom option with a large 3 bedroom,
or should we offer both a large and standard 3 bedroom?  Or does our initial
offer make the most sense? >>

At Pathways, we started out offering only 1, 2 and 3 bedroom units but later 
added 4 bedroom units due to demand.  To address the size issue, we allowed 
each house to add a few feet (2-4) on some sides of the units but kept the 
basic layouts of each size unit the same.  This solved quite a few problems 
regarding size of rooms, but did add a layer of complexity; the builders and 
architects determined which sides of each unit design were the easiest to 
enlarge.  We were also allowed to move some of the interior walls around, 
again helpful in getting rooms the size people wanted but also adding another 
layer of complexity.

Regarding complexity; contractors who are used to doing large residential 
complexes should be able to handle design variations.  The biggest problem 
for us were the people who wanted changes after the purchase and sale 
agreements were signed.  Change orders, without doubt, were the biggest pain 
in the butt for the contractor, the most likely things to get screwed up by 
the subcontractors and caused the longest delays in construction.  That, and 
people feeling entitled to call the contractor whenever they wanted (despite 
our having set up a liason with the builder to more efficiently handle these 
very same issues).  To cut back on change orders, we added a 50% surcharge to 
the contractors fees for change orders (and they charged top dollar for 
change orders to begin with).  This was, in part, to reflect the increased 
costs to the community in construction loan interest due to the delays that 
change orders cause, but it was primarily to discourage change orders.

<<Another issue is bathrooms.  Since bathrooms are a major expense, does it
make sense to limit 2 bedroom units to 1 bathroom instead of 1.5, and 3
bedroom units to 1.5 instead of 2?  Has anyone ever built units with the
plumbing intalled but fixtures to be added at a later date>>

I agree with the other posts- more bathrooms is better.  We had 4 people in 
our 2 bedroom apartment before we moved in and often had to wait, especially 
in the morning when everyone is getting ready to leave.  Having two bathrooms 
now makes life much easier.  But to keep the costs down, install the plumbing 
only in one and make it an option to have the fixtures installed in the 
second one now.  And if you ever think you may build out the basement with a 
bathroom, put that plumbing in now as well.  

If you don't want to build a handicapped accessible bathroom now, you may 
want to consider designing one or two of the bathroom walls as non-load 
bearing walls, with minimal utilities running through the walls, so you can 
enlarge the bathroom in the future to make it accessible. I also recommend 
pre-installing the blocking for hand rails.  Think aging baby boomers wanting 
to live on one floor in a few decades.

Roger
Pathways Cohousing
Northampton, MA
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