What's on your "must have" list when you consider a new home?
Lots of closet space - check.
Great kitchen layout - check.
Formal dining room - nah, can I have an office instead?
It's certainly not the case in every situation, but we have been asked more than once to convert a formal dining room into an office. In a plan like this one, this could mean making these simple changes:
- Add French Doors between the Dining Room and the Foyer.
Wall off the doorway between the kitchen and the dining room.
Add cable and phone outlets in the dining room.
And there you go, a great downstairs office in a smaller floor plan.
Breakfast rooms are getting larger. They're right next to the kitchen, and informal dining seems to be gaining in popularity.
Rather than set up two separate dining areas, some homebuyers are opting for a convenient downstairs office instead.
But what about resale value?
If homebuyers are set on having that dining room converted, there is more than one way to have a great office - without turning off future homebuyers who love to have the formal table set up and ready to go.
To make the home appealing to a wider audience:
- Instead of walling off the doorway between the dining room and the kitchen, add a door. You may never actually open it, but it will be easy to removed by a future homeowner, leaving the framed doorway.
- Go ahead and add the cable and phone jacks. Usually asking for phone and cable jacks before construction begins can mean a charge of $50-100 each - but it will be much harder to run wiring for extra jacks once the home is finished, which of course means more expensive.
- Consider adding a butler's pantry or wall of built-in cabinets, if room allows. Your builder may be able to suggest ways to gain room to do this. These cabinets will be very useful whether the room is used as an office or as a dining room. For an extra splurge, consider clear or frosted glass on the upper cabinets.
The example shown is very specific to a dining room - a wine rack and a built-in wine cooler are great for entertaining.
But even a basic set of cabinets is very helpful - in the office, store all your office supplies out of site. Convert to a dining room, and there's a wonderful place for table linens, the good china, and more.
No matter what choice you make, think about versatility, and work with your builder to incorporate the functions that you need most - without reducing the ability to sell your home in the future.
An Informal Survey -
Assume you're considering homes under 2500 square feet.
As a homebuyer, what is more important to you, a formal dining room or a downstairs office?
As a member of the real estate industry, what importance does a homebuyer place on a formal dining room, versus a downstairs office?
Floor plan copyright Frank Betz Associates
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One of the things we do in the homes we list....and when we designed our own home is figure out the uses for a room...To be a bedroom, the room needs a closet. A dining room can have a chandelier...and if you want it to be a den/office, cap off the chandelier, doors off a chinia cabinet can easily make it a bookcase....lots of options without much expense...just a little imagination.
Penny. flexibility in design is important. For years people designed new homes without a liing room because the were not in style - but how do you add that 20 years later when they become popular again? Same with formal/informal dining/office/den/media, etc. Good post.
It is kind of like the big jet tube in a master bath. You need it to sell but you may rarely use it....
Your Friend in Charlottesville!
My last five personal homes have actually had both. I would have a hard time chosing between the two myself.
I see it split about 50-50 with the people I have worked with. People going for the great room concept wanting the office, those with the more traditional living room want the dining room.
I see an office as a requirement regardless of price. Formal dining is an issue in the higher priced homes...
We just built a new house and my personal choice was to turn the dining room into my office - the kitchen has an breakfast which fits my large counter height table just fine.
PENNY - Interesting post. With the open floor plans of today, I'm not sure that a formal dining room is as important to people as it once was. Of course, the more high-end homes will have them, but those homes are going to be large enough to have both the dining room and the office. I like the suggestions that you've made on how to create the office without sacrificing the dining room for future buyers. Some people may choose to just have the office, which is fine, especially if they plan on living there for many years to come.
Penny,
I do believe that the "formal" dining room has taken a hit lately.....we even turned ours into a large kitchen and sitting area.....and it is used all the time.
I saw an extreme the other day, a full bar (bar, small refrig's behind, stools, high tables and chairs, bar signs and mirrors throughout, TV.....you get the picture) was in the place of the dining room...neat, yet not on most people's want list.
Sally & David - great points. I would also suggest prewiring for a ceiling fan if the room is to be interchangable. That way any light fixture can be substituted and supported, no matter what the final use of the room.
Steve - it is very interesting to watch the architectural changes over time. In general, we are still seeing a much higher demand for a large family room or great room and a separate office than necessarily a formal living room.
Charles - Separate tub and shower are definitely a selling point in a master bath. As far as function of the rooms, the more versatile, the better. We try to help homebuyers think of ways to have rooms that can change functions.
Mike - We still see more requests for formal dining rooms than offices. But the home market is starting to transition back to homes that are a little smaller (both for retirement and for affordability), and I think more homebuyers will be making a choice between the two - especially since eating bars and large, open breakfast rooms offer good dining options.
Gary - I agree, every homebuyer seems to consider which room will be the office. Sometimes square footage is sacrificed from other areas. Other times larger homes allow both. Or one of the bedrooms is earmarked as an office. Yet another option - "command centers", which are very small rooms with a built in, wrap around desk.
Susan - You're not alone. My current dining room has become my office.
Adam - Open is definitely important right now. I think you're right too, the formal dining room will remain strong in higher end homes.
Dan - Yeah, not sure the sports bar is going to be a great resale future, but someone has a fun home!
Although a formal dining room is not used much anymore, over the years of sales in Atlanta it is better to have one than not when it comes to reselling the home. It can be the same argument about a 3 bedroom vs a 4 bedroom. The 4 bedroom home will always outsell and out price a 3 bed home in less days on market.
Great post! This has been the big question for me, too, being a home builder in Mobile, AL. I'm constantly asked by buyers looking at a home, can we turn the dinning room into an office and then back if we sell the home? I'm looking forward to reading more anwers to your post and like all the suggestions you've made.
Jim- Same in the Mobile market with the 3 vs 4 beds.
Jim - The number of bedrooms can certainly enhance sales value. This is another good reason to ensure a septic permit supports the number of bedrooms - before you buy the lot.
Craig - Thanks for reading. I'm sure you have some good suggestions as well!