OP here--it's fun to see the DCUM is divided on this. I think we're going to go ahead and do it. As with all houses, some people will love it and some will hate it. The W/D hook up will remain in the basement. If the buyer hates the W/D on the main level and wants to move the units to the basement, they can. Then they'll have 4 bd upstairs and 1 bed down.

I like the suggestion of extra storage. We'll probably add some open shelving. What's funny is that my DH (and the architect) completely forgot about a linen closet . When I asked where I'm supposed to put the extra blankets, towels, and pillows, I was met with blank stares. Obviously these men have never had to make beds for overnight guests! With a whole room, albeit small, I'll have lots and lots of linen storage.

I would prefer to have 4 bedrooms together and the utilities in the basement away from the bedrooms. About the only time I don't like having 4 bedrooms together is when we have visitors that are loud or get up a lot at night, then they wake everyone up. I've lived in houses with both scenarios and for us personally, I like the 3 bedrooms up, bedroom and bath in the basement for guests. I'd probably only consider the basement bedroom a bedroom for our teenager. I have no problems with the laundry in the basement - especially if its nicely laid out. We lived in a house with the laundry on the main floor - right off the living room. It was was in a closet - very cramped and loud. You couldn't run them if you wanted to watch tv, there was no space to fold clothes or even hang dry delicates. I would have preferred the space be a closet instead of a washer/dryer. The real kicker for us was the washing machine over flowed and when we replaced it with a new one the closet no longer fit the new size washer's - so we couldn't close the closet doors and you always looked in the laundry room. Our family is 2 adults and 2 kids - so the 2 up and one down works. Family is all upstairs. Guests have private quarters in the basement (its well light and a nice space). Friends have 2 adults and 3 kids - they moved out of a house with 3 levels that had 3 bedrooms on the top floor and one in the basement because they didn't want to be separated that much from each other. Their new place they had to convert a small room off the master that was used as an office into a bedroom - but this allowed them to have the entire family on one level. The guest room and laundry are in the basement.

4 bedrooms upstairs is better for your resale value probably, although if you are going to stay in the house you should do what makes you more comfortable! If I actually needed four bedrooms, which I don't, I would probably prefer them to be upstairs and together.

Do it! I lived in a house with the laundry room on the Master Bedroom level for over ten years, and I loved it. We never had a flood (you can get metal-reinforced hoses, and put the washer in a tub -- we also turned the water off at the washer when we were going to be away for a while). I love our new house, but the laundry is in the basement, and it is the one thing that I would change, if I could. It would cost a fortune to put the laundry upstairs, and I still think about it. I will never get back the hours I spend every year toting laundry up and down the stairs (and making special trips downstairs to put the clothes in the dryer, etc).

Anonymous wrote:Hm. We have 3 bedrooms up and 1 in the basement, and I don't even count the basement bedroom as a bedroom. It only works for a guestroom, really - you're not going to put a kid down there. I would MUCH prefer to have a fourth bedroom upstairs than a laundry room upstairs. On top of that, dryers shake/vibrate a lot - have you thought about how that would affect your house? And there's a risk of a hose bursting and water leaking everywhere.

I don't love having our laundry in the basement, but I would much prefer a fourth bedroom up.

I'm pretty sure that on resale, you will get more for a 4 bedroom up house than a 3 bedroom up, 1 down house with upstairs laundry. If you have any doubts about this, ask a local realtor.

Having just had my dishwasher flood my kitchen and basement, I agree with the idea that a laundry room upstairs is a flooding risk. It's also loud. I don;t have any issue with taking the laundry up and down the stairs. I don't understand the problem with that unless you are disabled or old or something.

I think it sounds perfect, and if I were in the market, I'd buy a house with the configuration you suggest before I'd look at one with four bedrooms upstairs and laundry in the basement.

Of course, that's the set-up I have NOW. (Well, except we're in the city and we have two bedrooms upstairs and one in the basement.) I will never have laundry anywhere except on the main bedroom level again, if I can help it. It's SO great not to have to lug baskets up and down, and to fold laundry on my bed, and to have the closet and dressers RIGHT THERE for putting stuff away.

I also love having the guest room and guest bath in the basement. Everyone gets a little more privacy, and the guests get lots more room, since we have a full finished basement, with a large living area and kitchenette.

I agree with PPs that your 10x10 room should be multipurpose. I'm imagining tall cabinets for storing linens, the special-occasion dishes, the winter coats, etc. Maybe some shoe racks, for out-of-season shoes? Got to have a fold-down ironing board, of course. Talk to Capitol Closets. They do modular stuff like California Closets, designed to fit your space and needs, but for much less money. I was really happy with the work they did for me.

Love the idea of upstairs laundry and others' suggestion to use some of that room for a home office or storage (linen closets?) sounds great! Good luck!