Building base structures - what if you had to start over?

BUILDING BASE STRUCTURES - WHAT IF YOU HAD TO START OVER?

The “just in case” spaces almost always end up as clutter zones or dust traps.

This hits home for me. I’ve always wondered if the “just in case” logic is more about what we think we *should* have, rather than what we’ll actually use. I mean, how many times do people really host enough guests to justify a whole extra bathroom or a guest suite? I get the resale argument, but is it worth the ongoing cost and maintenance? I’ve seen friends stress over cleaning rooms that barely get used, just because they’re “supposed” to have them.

I’m curious - when you say you regret the fancy ensuite for the guest room, was it mostly the water bill, or did it feel like wasted space too? I keep going back and forth on whether to add a second full bath or just stick with one and a half. The idea of paying for something that’s only useful a few days a year makes me hesitate.

Totally agree on windows and insulation. That’s the stuff you notice every single day, especially when the weather swings. I’d rather put money into making the house comfortable and bright than have a bunch of rooms I barely step into. But then there’s always that voice in my head saying, “What if you need it later?” Hard to ignore sometimes.

The closet thing is funny too. I used to think walk-ins were a must, but honestly, I just end up filling them with stuff I don’t need. Maybe it’s better to have less space and be forced to keep things simple.

It’s reassuring to hear someone else question the “more is better” mindset. Makes me feel less weird for wanting to keep things practical and not just follow what everyone else does.

BUILDING BASE STRUCTURES - WHAT IF YOU HAD TO START OVER?

Funny how the “just in case” rooms always seem like a good idea on paper, but in reality, they’re just extra square footage to vacuum. I’ve seen so many people regret that extra guest bath - unless you’re running a B&B, it’s usually just another thing to maintain. Honestly, I’d rather invest in solid insulation and good windows too. Those are the things you notice every single day, not the empty guest suite. Walk-in closets? Same deal. The more space I have, the more random stuff I accumulate. Sometimes less really is more, even if it goes against the grain.

BUILDING BASE STRUCTURES - WHAT IF YOU HAD TO START OVER?

Can’t tell you how many times I’ve walked through a “luxury” home and thought, who’s actually using all these rooms? I’d rather have a killer HVAC system and triple-pane windows than a third guest bath collecting dust. That said, I do like a walk-in closet, but only if it’s organized - otherwise it’s just a black hole for stuff I forgot I owned. Less square footage, more quality materials. Makes life easier and the house feels better built, honestly.

BUILDING BASE STRUCTURES - WHAT IF YOU HAD TO START OVER?

- Totally get this. We just finished our own build and skipped the extra “formal” spaces - no regrets.
- Put most of our budget into insulation, windows, and HVAC. The comfort level is unreal compared to our old place.
- Walk-in closet is great, but you’re right: if it’s not organized, it’s just a dumping ground. We added shelves and drawers, which helped a ton.
- Quality over quantity really does make daily life smoother. Fewer rooms to clean, too... not complaining about that.
- Sometimes I wonder if open floor plans are overrated, but having less wasted space feels right for us.

BUILDING BASE STRUCTURES - WHAT IF YOU HAD TO START OVER?

Interesting points here. I always wonder if people really use those “formal” spaces or if they just end up collecting dust and random mail. I’ve seen so many clients ask for a formal dining room, then admit later it’s just a holiday thing. Is it really worth the square footage?

Insulation and windows - couldn’t agree more. People underestimate how much comfort (and lower bills) you get from investing there instead of, say, fancier countertops. But then again, I’ve had folks who’d rather have a showpiece kitchen than triple-pane glass. Guess it depends on what bugs you more: drafts or outdated cabinets.

Walk-in closets... yeah, they’re only as good as the storage system inside. I’ve seen some that look like a tornado hit them, others are so organized it’s almost intimidating.

Open floor plans - I’m on the fence. They look great in magazines, but noise and cooking smells travel everywhere. Does anyone actually like hearing the dishwasher while watching TV? Maybe I’m just old school, but sometimes a wall or two isn’t such a bad thing.

BUILDING BASE STRUCTURES - WHAT IF YOU HAD TO START OVER?

I hear you on the insulation. When we renovated, we splurged on high-efficiency windows and thicker insulation, and honestly, it made a bigger difference than any fancy finish ever could. The house just feels... calmer, if that makes sense. I’d skip the formal dining room too - ours just turned into a storage spot for unopened mail and random boxes. If I had to do it again, I’d go for a smaller, more flexible space and put the savings into better building materials. Open floor plans are tricky - I love the light, but sometimes I miss having a quiet spot to escape the kitchen chaos.

BUILDING BASE STRUCTURES - WHAT IF YOU HAD TO START OVER?

Funny you mention the formal dining room - I actually insisted on keeping one in our build, and I’m glad I did. It’s not that we host big dinners all the time, but having a dedicated space for family meals or even just a quiet spot to work away from the kitchen has been surprisingly useful. I get why people ditch it, though. If it’s just collecting clutter, it’s probably not worth the square footage.

On the open floor plan, I totally get the appeal of all that light and space, but I underestimated how much noise travels. There are days when I wish I had more walls, especially with kids running around. If I could do it again, I’d probably go for a semi-open layout - maybe some glass doors or partial walls to break things up without losing the airy feel.

And yeah, insulation is one of those things you don’t really appreciate until you live with it. Our builder tried to talk us into cutting back there, but I’m glad we stuck to our guns. The comfort difference is real.

BUILDING BASE STRUCTURES - WHAT IF YOU HAD TO START OVER?

- Keeping the dining room was a solid call. People love to say it’s wasted space, but having a spot that isn’t just an extension of the kitchen really does come in handy. I’ve seen too many “open everything” layouts where folks end up carving out makeshift offices or homework zones anyway.

- The open floor plan trend is a double-edged sword. Looks great in photos, but yeah, noise is a real issue - especially with kids or if you’re working from home. Partial walls or sliding doors can help, but honestly, sometimes a good old-fashioned wall is underrated.

- On insulation: you’re spot on. It’s one of those things people want to save money on, but regret later. I’ve walked through houses where you can literally feel the drafts and hear everything outside... not fun. Glad you stood your ground there.

- If you ever do start over, trust your instincts on what works for your lifestyle, not just what’s trendy. Trends come and go, but comfort sticks around.

BUILDING BASE STRUCTURES - WHAT IF YOU HAD TO START OVER?

I get the point about keeping the dining room, but honestly, I’ve always wondered if it’s worth the square footage for folks on a tight budget.

“People love to say it’s wasted space, but having a spot that isn’t just an extension of the kitchen really does come in handy.”

BUILDING BASE STRUCTURES - WHAT IF YOU HAD TO START OVER?

- We debated this exact thing when we did our plans last year.
- Ended up making the dining room more of a “flex” space - big table, but also bookshelves and a small desk tucked in the corner.
- Honestly, it’s where laundry gets folded half the time. Not glamorous, but it works.
- If I could do it again, I’d probably just go for a bigger living area and skip the formal dining altogether. The holidays are fun, but not sure they justify all that square footage sitting empty 11 months out of the year...

BUILDING BASE STRUCTURES - WHAT IF YOU HAD TO START OVER?

Honestly, it’s where laundry gets folded half the time. Not glamorous, but it works.

That made me smile because I’ve seen this exact thing happen in so many homes I’ve worked on. The “formal” spaces almost always end up being the catch-all for daily life, no matter how carefully you plan.

If I had to start over with a blank slate, here’s the approach I’d take (and have actually recommended to a few clients who wanted to avoid wasted space):

Step 1: List out your actual daily routines. Not just what you *think* you’ll do, but what really happens - where do backpacks land? Where do you fold laundry? Do you ever use that formal dining table except for Thanksgiving?

Step 2: Design for flexibility first. I love the idea of a “flex” dining room, but I’d push it even further - why not make the entire main living area adaptable? Sliding doors or movable partitions can turn one big space into two smaller ones when needed. Built-in benches with storage underneath are a lifesaver for hiding clutter.

Step 3: Prioritize connection over tradition. Most people gather in kitchens and living rooms anyway. If you host big dinners once or twice a year, consider an extendable table or even renting tables/chairs for those rare occasions instead of dedicating a whole room.

Quick story: One family I worked with ditched their formal dining altogether and put in a sunken conversation pit (think ‘70s style) where everyone could lounge, read, or play games. They still hosted holidays - just buffet-style around the kitchen island and everyone loved it.

I get the nostalgia for traditional layouts, but honestly, most folks end up wishing they’d gone bigger on shared spaces and smaller on everything else. There’s something freeing about designing for how you *actually* live rather than how you think you should.

Curious if anyone’s ever regretted going too open or too flexible though... sometimes there’s such a thing as too little privacy. But that’s probably another thread entirely.

BUILDING BASE STRUCTURES - WHAT IF YOU HAD TO START OVER?

Funny, I thought I’d be all about the open concept, but now that I’m actually living in it, I kinda miss having a spot to hide the mess. Our “flex” space is basically a dumping ground for laundry baskets and Amazon boxes right now. I do like the idea of sliding doors or partitions - wish I’d thought of that before we built. Privacy is definitely underrated when you’re trying to take a work call and someone’s blending a smoothie ten feet away...

Privacy is definitely underrated when you’re trying to take a work call and someone’s blending a smoothie ten feet away...

I get where you’re coming from, but I actually think the open concept can still work if you tweak how you use the space. Have you tried using big bookshelves or even tall plants as makeshift dividers? I built a rolling wall out of plywood and chalkboard paint - super basic, but it gives me a spot to stash stuff and write reminders. Maybe it’s less about the structure and more about how flexible you make it after the fact?

Maybe it’s less about the structure and more about how flexible you make it after the fact?

I get that, but honestly, I wish I’d planned for more built-in nooks from the start. We tried the bookshelf trick, but sound still travels like crazy - my partner’s Zoom calls echo everywhere. If I could do it over, I’d frame out a small alcove or even just add pocket doors. Plants look great, though... they just don’t muffle much noise.

Honestly, I hear you on the bookshelf thing - it looks cool but doesn’t do much for noise. We tried heavy curtains to section off a corner, and it helped a bit, but not as much as I hoped. If I could go back, I’d probably splurge on those sliding doors or even some soundproof panels. Plants are great for vibes, but yeah, they’re not exactly acoustic wizards. Funny how you don’t think about this stuff until you’re living with it every day...

If I was starting from scratch, I'd probably frame out a real wall with insulation - drywall on both sides, maybe even double up if noise is a big deal. Sliding doors are nice but they leak sound around the edges. Ever tried mass loaded vinyl or green glue between layers? Makes a difference, though it's not cheap. What’s the loudest thing you’re trying to block out - music, voices, street noise? That changes the approach a bit.

Building Base Structures - What If You Had To Start Over?

That's interesting about the sliding doors - I always assumed they were decent for sound, but the gaps really do let everything through. Have you noticed any difference between using regular insulation vs. something like rockwool for sound? I’m debating if the price bump is actually worth it. Also, does anyone have experience with staggered studs or double walls for noise? I keep hearing mixed things about whether it’s overkill unless you’re next to a highway or something...

Sliding doors are notorious for letting sound leak through, no matter how good the seal looks on paper. I’ve had clients who were shocked at how much noise traveled through what they thought was a “solid” door. As for insulation, I’ve used both standard fiberglass batts and rockwool. Rockwool does a noticeably better job with sound, especially in lower frequencies - think bass from a TV or music. It’s denser, so it absorbs more vibration. That said, whether it’s worth the extra cost depends on how sensitive you are to noise. If you’re building a home office or media room, I’d say it’s worth it. For regular bedrooms, maybe not as critical.

Staggered studs and double walls are great for serious soundproofing, but yeah, unless you’re right next to a busy road or sharing a wall with a teenager’s drum kit, it can be overkill. I did a double wall once for a client who worked night shifts and needed to sleep during the day - made a huge difference for him. For most folks, solid core doors and rockwool in the walls get you 80% of the way there without going nuts on the budget.

BUILDING BASE STRUCTURES - WHAT IF YOU HAD TO START OVER?

I hear you on rockwool being better for sound, but I’ve actually found cellulose insulation can be a solid middle ground. It’s not quite as dense as rockwool, but it’s recycled and does a decent job dampening noise, plus it’s got a lower carbon footprint. When we redid our den, we went with dense-pack cellulose and were surprised at how much it helped, especially with street noise. I guess it depends on your priorities - sometimes the “green” option works out better than expected.

I guess it depends on your priorities - sometimes the “green” option works out better than expected.

That’s a good point. I’ve used cellulose in a couple of projects, and it’s definitely surprised me with how well it handles noise. Still, I always wonder about settling over time - did you notice any gaps or cold spots after a year or two? I’m always torn between the eco-friendly angle and just wanting something I never have to think about again. Maybe I’m just paranoid after dealing with old fiberglass batts that basically turned to dust...